Buying a house is one of the biggest financial decisions you’ll ever make. But beyond square footage and school districts, one surprisingly common question can make or break your post-closing experience: “Do houses come with appliances?”
While it might seem like a minor detail, appliances can cost thousands of dollars—and not knowing what stays or goes can throw off your budget or lead to closing day surprises.
In this comprehensive guide, we’ll break down:
- What appliances are usually included in a home sale
- How to negotiate for extras
- The difference between personal property vs. fixtures
- What the real estate purchase agreement should cover
- Expert strategies to avoid common appliance-related pitfalls
Most homes include built-in appliances like dishwashers and ovens. Items like refrigerators, washers, dryers, and microwaves are typically excluded unless specified in the purchase agreement. Always confirm inclusions in writing to avoid misunderstandings.
What Does It Mean When a Home Comes With Appliances?
In real estate, what stays with the house often depends on one key principle: Is it permanently attached to the property?
Here’s the legal distinction:
- Real Property: Items attached to the home or land (like a built-in oven or ceiling fan).
- Personal Property: Movable items the seller can take (like a freestanding fridge or washer/dryer).
But don’t rely on assumptions—the real estate purchase agreement should clearly list what’s included in the sale. This protects both buyers and sellers from misinterpretations and conflicts at closing.
What Appliances Are Typically Included in a House Sale?
Here’s a breakdown of common home appliances and whether they’re usually included in the sale.
| Appliance | Typically Included? | Reason |
| Built-in Oven or Cooktop | ✅ Yes | Permanently installed (fixture) |
| Built-in Dishwasher | ✅ Yes | Built into cabinetry |
| Over-the-Range Microwave | ✅ Usually | Often mounted into the cabinetry |
| Refrigerator | ❌ No | Freestanding and removable |
| Washer and Dryer | ❌ No | Freestanding (unless built-in or explicitly negotiated) |
| Portable Microwave | ❌ No | Personal property |
| Garbage Disposal | ✅ Yes | Hardwired into plumbing |
| Water Heater / HVAC Units | ✅ Yes | Major home systems (real property) |
| Ceiling Fans and Light Fixtures | ✅ Yes | Affixed to ceilings and walls |
| Window Treatments (Blinds) | ✅ Usually | Considered fixtures if custom-fitted |
| Drapes and Curtain Rods | ❌ Sometimes | Negotiable, often considered décor |
| Hot Tub or Spa | ❌ Varies | Depends if portable or built-in |
Pro Tip: Just because an item is commonly included doesn’t mean it will be. Always review the listing sheet and confirm in your purchase agreement.
Why Appliance Inclusions Matter: Real-World Scenarios
Let’s look at a few real-life examples:
Scenario 1: “The Missing Refrigerator”
You fall in love with a kitchen that includes a gleaming stainless steel fridge. The house closes—and the fridge is gone. Why? It wasn’t listed in the contract. Now you’re out $2,000 for a new one.
Scenario 2: “The Dispute Over the Washer”
The MLS listing said “washer/dryer included,” but the seller replaced them with an older set before closing. If the model wasn’t specified, there’s little legal ground for recourse.
Scenario 3: “Buyer’s Market Advantage”
A buyer in a slower market asked the seller to include the fridge, washer, dryer, and even patio furniture—and got them all, thanks to savvy negotiation and proper documentation.
These examples show that clear communication and documentation are key when dealing with home purchase appliances.
What to Negotiate When Buying a Home
Even in a hot seller’s market, you have room to negotiate. If you want specific appliances included, follow these best practices:
1. Create a “Buying a House Appliance Checklist”
Make a list of items you want included:
- Refrigerator?
- Washer and dryer?
- Mounted TVs?
- Smart home devices (e.g., Nest thermostat)?
2. Understand Market Conditions
In a buyer’s market, sellers are more open to including extras. In a seller’s market, they may remove everything not nailed down unless it’s negotiated.
3. Put It in Writing
Use the real estate purchase agreement to list:
- Each appliance requested
- Brand/model (if important)
- Condition (e.g., “working order at time of closing”)
4. Conduct a Final Walkthrough
Before closing, walk through the home to ensure all agreed-upon appliances are present and functioning. Bring your checklist.
The Role of the Real Estate Agent
Your real estate agent is your best advocate in negotiating home sale inclusions and exclusions. They can help you:
- Understand what’s standard in your market
- Draft clear clauses in your offer
- Communicate your requests professionally to the seller’s agent
- Avoid emotional decisions during closing
According to a 2024 Zillow study, 47% of first-time buyers were unaware that major appliances like refrigerators or laundry machines were negotiable. A knowledgeable agent can close that gap.
FAQs:
Do houses come with kitchen appliances?
Built-in kitchen appliances like ovens and dishwashers are typically included. Refrigerators and microwaves are not unless negotiated.
Can I ask the seller to include the fridge in the home sale?
Yes. Many buyers request the refrigerator. Just make sure the request is written into the contract.
Are washers and dryers typically included when buying a house?
No. These are considered personal property. You’ll need to negotiate them as part of the deal.
How do I know what appliances are included?
Ask your real estate agent and check the listing. Confirm everything in your purchase agreement.
Which appliances are considered fixtures in a home sale?
Fixtures are items permanently attached to the home—like built-in ovens, light fixtures, HVAC units, and ceiling fans.
What’s the difference between personal and real property in real estate?
Real property stays with the house (e.g., HVAC system). Personal property can be removed (e.g., refrigerator, washer).
Final Thoughts:
Knowing what’s included when you buy a home can save you from unexpected costs and disappointments. Remember:
- Assume nothing.
- Negotiate clearly.
- Put everything in writing.
Buying a home is a big investment—make sure you know exactly what you’re getting.