Picture this: You walk through your dream home, notice a sleek stainless steel fridge, a shiny washer and dryer, and think they’ll all be yours once you sign. Then move-in day arrives and the fridge is gone. The laundry room? Empty. Suddenly, you’re running to the store for appliances you thought were included.
This happens more often than you think. Appliances fall into a tricky category in real estate, and buyers-especially first-time buyers-are often caught off guard. The key is knowing what’s considered part of the house, what isn’t, and how to make sure you get what you expect.
This guide breaks down the essentials: which appliances usually stay, how to protect yourself in the contract, what inspections cover, and what smart buyers do before closing.
Fixtures vs. Personal Property: The Starting Point
When you buy a home, not every item inside is automatically yours. Real estate contracts separate fixtures (things attached to the house) from personal property (things the seller can take).
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Category
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Definition
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Buyer Tip
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|---|---|---|
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Fixtures
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Permanently attached. Removing them causes damage or requires tools. Examples: built-in dishwashers, wall ovens, cabinets, HVAC.
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Usually included unless excluded in writing.
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| Personal Property | Movable items not attached to the home. Examples: furniture, freestanding fridges, washers, dryers. | Not included unless written into the contract. |
Smart buyer move: Never assume. If you want something, make sure it’s listed in writing in the purchase agreement.
Appliances: Which Ones Stay, Which Ones Go
Appliances are where most misunderstandings happen. Here’s a quick breakdown:
- Usually included (fixtures):
- Built-in dishwashers
- Wall ovens
- Cooktops
- Range hoods
- Built-in microwaves
- Central HVAC systems
- Usually excluded (personal property):
- Freestanding refrigerators
- Washers and dryers
- Sometimes tricky:
- Water softeners (built-in ones stay, rented ones might not)
- TV wall mounts (the mount stays, but the TV goes)
- Window AC units (portable = personal property; central = fixture)
Smart buyer move: If you love the seller’s fridge or laundry set, negotiate for them. Put it in the contract or add an addendum.
Inspections: Confirming Condition
Even if the appliances are included, you want to know if they actually work. That’s where inspections and your own due diligence come in.
Home Inspection Basics
- Covers major systems like HVAC, plumbing, and electrical.
- Inspectors don’t always test appliances fully. Some may turn them on, but they won’t check every feature.
- You should test appliances yourself during showings or inspections. Run the oven, cycle the dishwasher, check the dryer vent.
Contingencies Protect You
With a Home Inspection Contingency, you have leverage if major defects are found:
- Ask the seller to repair.
- Negotiate credits toward replacement.
- Back out and keep your deposit if the seller refuses.
A major defect means something unsafe or unable to do its job-like a furnace that doesn’t heat or an oven that won’t turn on.
Specialty Inspections
Depending on the property, you might add:
- Termite inspection.
- Septic or well inspection.
- Radon testing.
- Pool inspection.
Smart buyer move: Don’t rely only on the inspector. Confirm appliance functionality yourself.
Financing and Appraisal Impacts
Appliances aren’t just about convenience. They affect financing and appraisal values too.
Appliances and Value
- Outdated or broken appliances hurt the “move-in ready” appeal and lower appraised value.
- Essential built-in appliances must work. Appraisers factor repair or replacement costs into the valuation.
- FHA and VA loans require functional essential appliances, like stoves and often refrigerators. Non-functional ones can stall loan approval.
What Happens if They Don’t Work
- Sellers often repair or replace before appraisal.
- Some sellers offer a credit at closing so you can replace.
- Others lower the price to offset your cost.
Smart buyer move: If you’re using FHA or VA financing, confirm essential appliances are working early to avoid delays.
Home Warranties: Added Protection
A home warranty can cover appliances and systems for a set period after closing. It’s not insurance but a service contract.
If one is part of your deal:
- Check coverage details.
- Look for exclusions (like preexisting conditions).
- Review deductible costs.
Smart buyer move: For first-time buyers, a warranty provides peace of mind. But read the fine print-coverage varies widely.
Final Walk-Through: Your Last Check
Before closing, you get one last look at the home. Use this wisely.
- Schedule it within 48 hours of settlement.
- Verify the home’s condition matches the contract.
- Confirm appliances included in the deal are still in place and working.
- Make sure the home is broom clean and free of seller belongings.
If the seller hasn’t moved out or left debris behind, funds may be held back (for example, $500 for cleanup) or closing delayed.
Smart buyer move: Bring your purchase agreement to the walk-through so you know exactly what should stay.
Mortgage and Financing Deadlines
If your contract is contingent on financing, you must stay on track with lender deadlines. Missing one can derail your purchase.
- You have the right to terminate if financing falls through or the appraisal is too low.
- Your lender may share documents like the Loan Estimate and Closing Disclosure with your agent to keep negotiations moving.
Smart buyer move: Stay in close contact with your lender and agent to avoid delays.
Key Takeaways
- Built-in appliances usually stay. Freestanding ones don’t unless negotiated.
- Test appliances during inspection. Don’t rely only on the inspector.
- Use contingencies to protect yourself from costly repairs.
- Remember that appliance condition impacts appraisal and financing.
- Confirm inclusions at the final walk-through before signing.
Buying your first home is exciting, but it’s easy to miss details that affect your budget and comfort. Knowing which appliances are included, how to negotiate, and how to protect yourself at each step saves money and stress.
FAQs
Which appliances are always included when buying a house?
Built-in appliances like dishwashers, wall ovens, and cooktops are almost always included unless excluded in the contract.
Does a refrigerator come with the house?
Not always. If it’s freestanding, the seller can take it. If you want it, make sure it’s written into the contract.
Do FHA or VA loans require working appliances?
Yes. FHA and VA loans require essential appliances like stoves to be functional. A broken stove or fridge can delay loan approval.
What should I do if an appliance stops working before closing?
Negotiate with the seller for repair, replacement, or a credit at closing. Your contract and contingencies will guide what’s possible.
Is a home warranty worth it for first-time buyers?
It can be. Warranties help cover repair costs for appliances and systems, but coverage varies. Read the details before relying on one.
