What’s Included When You Buy a Home (And What’s Not)
The Big Question: What’s Included in a Home Purchase?
If you’re buying a home in North Carolina, one of the first questions you’ll run into is: “What exactly comes with the house?” The answer isn’t always obvious. For many home buyers, the line between what’s included in the home and what counts as personal property can get blurry.
That chandelier in the dining room? Probably stays. The shiny washer and dryer in the laundry room? Maybe not. The key is understanding how the purchase contract defines real property (things attached to the home) versus personal property (movable items), and making sure your agreement spells everything out clearly.
Fixtures vs. Personal Property: The Basics
What’s Usually Included in the Home
Items that are built-in or attached are generally considered part of the real estate transaction. These typically include: – Built-in appliances (oven, dishwasher, microwave) -Ceiling fans and light fixtures – Cabinets and countertops – Plumbing and HVAC systems – Attached shelving or built-in bookcases
These items are “fixtures,” meaning they’re considered part of the home and included in the sale price.
What’s Usually Not Included
Movable items are usually treated as personal property, which means they do not automatically stay. Examples of home purchase exclusions include: – Freestanding refrigerators – Washer and dryer units – Furniture – Grills, trampolines, or patio sets – Potted plants
If you want these items, they must be listed as part of the purchase agreement. Otherwise, the seller is free to take them.
Common Surprises for Buyers
Many first-time home buyers assume that everything they see during house hunting will be there on move-in day—but that’s not always the case. A few items that often create confusion are: Hot tubs (portable ones often leave with the seller) Wall-mounted TVs (the brackets stay, but the TVs themselves usually go)
Outdoor playsets or sheds Custom curtains or blinds The bottom line: if you want it, make sure it’s written into the purchase contract as “included in the home.”
The Role of the Purchase Agreement
Unlike the Seller’s Disclosure, which only covers the condition of the home and major systems, the purchase agreement is where inclusions and exclusions are nailed down. This is the legal contract that specifies what stays and what goes.
Your real estate agent should guide you in making sure every expectation is documented here, whether that means including the washer and dryer, negotiating for patio furniture, or clarifying that the ceiling fans stay put.
For more national guidance on the home buying process, visit the U.S. Department of Housing and Urban Development.
Negotiating Extras in the Sale
Sometimes sellers are willing to throw in items to make the deal more attractive. Downsizing sellers may leave behind furniture, exercise equipment, or even a backyard hot tub if it simplifies their move. On the flip side, some buyers will offer to purchase items separately from the sale price to avoid complicating financing or their monthly mortgage payment. For example, if you want the seller’s refrigerator, it might be cleaner to negotiate that outside of the contract.
How Home Purchase Inclusions Impact the Bigger Picture
While small, these details can ripple into larger financial and legal aspects: Raising the sale price by including personal property can affect loan underwriting and your interest rate. Items left behind could create disputes if not clearly listed in the purchase agreement. For sellers, gains from the sale are based on real property—not personal property—so clarity benefits both sides. This is why your real estate agent and attorney should always ensure your purchase contract is airtight.
Ask Questions During the Home Tour
Never be afraid to ask questions while touring a property. It’s a good idea to say things like: “Is the refrigerator included in the home?” “Will the washer and dryer convey?” “Is that outdoor shed part of the home?” Asking up front prevents headaches later and sets the stage for clean negotiations.
Don’t Skip the Home Inspection
Even when items are included, it’s smart to have your home inspected to confirm they’re in working condition. No one wants to move in only to discover the HVAC doesn’t work or that the built-in dishwasher is broken.
Use a Home Buying Checklist
Creating a home buying checklist helps you track what’s staying, what’s leaving, and what you still need to negotiate. A solid checklist should cover: Fixtures vs. personal property questions Review of the purchase agreement Notes from the home tour
Financial items like monthly mortgage payment and tax return impact Having a clear plan can make the home buying process smoother and less stressful.
FAQ: What Buyers Ask Most Often
Do appliances come with a house?
Built-in appliances usually stay, but movable ones like a washer and dryer may not. Always check the purchase contract.
Do ceiling fans stay with the house?
Yes, ceiling fans are typically considered fixtures and should remain.
What if something included is missing after closing?
If the item was listed in the purchase agreement, its removal is a breach of contract. Work with your agent or attorney to address it immediately.
What about outdoor items like a hot tub?
Portable hot tubs or outdoor furniture usually don’t convey unless written into the contract. Built-in or permanent items typically stay.
Bottom Line: Don’t Assume—Document
The bottom line when buying a house in North Carolina: never assume. From ceiling fans to hot tubs, clarity comes from the purchase contract, not the Seller’s Disclosure. Work with an experienced local agent who understands both the state’s contracts and the nuances of inclusions and exclusions.
At Mantle Realty, our agents make sure buyers know exactly what they’re getting—so your dream home doesn’t come with unexpected surprises. Explore our Buyer’s Guide for more resources, or reach out to our team for help navigating your next purchase.
