Your Buyer's Guide to Fixtures

Fixtures are an important part of any home, especially for buyers looking to reduce expenses. If you're purchasing a home, you expect to see the same fixtures in the house you saw earlier. Unfortunately, some buyers are surprised when they move in to find the seller removed fixtures.

When you're in the market for a new home, finding one that complements your design style, existing furnishings, and lifestyle can be challenging. Since the purchase of a new home is a major expense, homebuyers often look for homes with upgraded fixtures that appeal to their sense of style and reduce the costs of new fixtures.

What are Fixtures?

As a general rule, fixtures are things that are permanently attached to the home. Common fixtures that usually remain with the home include:

• Lighting
  Permanently attached ceiling fixtures include recessed and spotlights, track lighting, chandeliers, and pendants. Because these fixtures are often difficult to remove without an electrician, most sellers leave them behind. In some cases, a seller may remove expensive antique chandeliers and high-end fixtures.
• Built-Ins
  Built-in fixtures like cabinets, entertainment centers, bookshelves, and window seats are usually custom-made items designed and built for specific spaces. Plantation shutters, blinds, shades, and draperies are also often custom-made items. Most sellers leave custom-made fixtures with the home, as they are unlikely to fit spaces in a new home.
• Hardware
  Hardware includes doorknobs and handles, cabinet knobs, and drawer pulls. In most cases, the seller with leave these for the new buyer, because it's too time-consuming to remove them. However, some sellers may remove expensive hardware that can be used in their new location.
• Kitchen Appliances
  Most mortgage lenders require a new home to have a kitchen with working appliances; however, they don't have to be the same ones you saw during the open house. If the home's listing mentions "recently upgraded kitchen" or "professional-grade appliances," you should expect to see them when you move in. Unless specified, washers and dryers usually go with the seller.
• Home Security Systems
  Home security systems can be hard-wired into the home or activated with plug-in equipment. While wired-in systems always stay with the house, sellers may choose to take plug-in systems with movable and wireless features with them.
• Smoke and Carbon Monoxide Detectors
  In most cases, sellers leave these fixtures with the house since they are inexpensive to replace. Most mortgage lenders require working smoke and carbon monoxide detectors in a home. If a home inspection shows these fixtures missing or not working properly, the new homeowner will be required to install them.

Get a Purchase Agreement

A purchase agreement between the buyer and the seller is important to specify which fixtures remain in the home and which ones do not. Your real estate agent should draw up a purchase agreement signed by the buyer and seller to avoid any disputes. The purchase agreement should list all fixtures that remain in the home for the new buyer. If you're buying a new home, you shouldn't just assume the fixtures you saw are included in the sale.

A purchase agreement can also specify movable items that the buyer wants to keep. Sellers often negotiate prices to leave area rugs, bookcases, wall-hung shelves, patio furniture, outdoor gas grills, and washers and dryers.

If you're buying a new home, it's important to work with a real estate agent who can draw up a proper contract with a purchase agreement. That way, moving into your new home will be a rewarding, stress-free experience.

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