Luxury Kitchen With Appliances Included In Home Sale

When You Buy A House, Does It Come With Appliances?

February 27, 2023 3-minute read

Author: Katie Ziraldo


When you’re preparing to buy your first home, it’s important to have a list of what you want and need. From the location to the number of rooms, all the way down to details like the type of flooring in the kitchen, you may have a clear vision of your ideal home – but don’t forget to account for the appliances you’ll need to keep your home running.

Do houses come with appliances? Sometimes, but not always. So how do you know what’s included with the house you’re buying? We’ll break down which appliances are routinely included in a home sale and how to negotiate the ones that aren’t.

Do Houses Come With Fridges And Other Appliances?

While it’s relatively safe to assume that any appliances physically attached to a property – like the oven range, stove and dishwasher – would be included in the home sale, home buyers should begin discussing which personal property items they expect the seller to leave behind in their purchase offer.

As opposed to real property, which refers to the land and anything attached to it, sellers are not required to part with personal property in a home sale, so it’s important to get commitments in writing, otherwise you could be surprised to find a gaping hole where an appliance once stood.

But while there are some appliances that may or may not be included with the home, there are several that definitely won’t be, like televisions and indoor and outdoor furniture.

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Which Appliances Are Included In A Home Sale

So which appliances can home buyers count on? In general, fixtures that are physically attached to the property will be included with the purchase of the home. This includes any items that would require tools to remove, from light fixtures to ceiling fans. In general, you can count on the following:

  • HVAC units
  • Rods, blinds and other window treatments
  • Installed hardware, including doorknobs and bathroom fixtures
  • Light fixtures, including chandeliers
  • Ceiling fans

Keep in mind that every house is different, so it’s important to make sure your real estate agent guarantees the inclusion of any appliances in writing to avoid unwelcome surprises after closing.

Appliances Up For Negotiation

But just because the appliance isn’t included in the home sale doesn’t necessarily mean you can’t have it. There’s always room to negotiate, so consider which items you would like to keep, and which can be replaced. Some common appliances that home buyers fight to keep include:

  • Refrigerators
  • Microwaves that aren’t built-in
  • Washer and dryers
  • Above-ground hot tubs and swimming pools
  • Window coverings, such as curtains and drapes
  • TV mounting brackets

How To Negotiate Appliances In A Sales Contract

Knowing you have the ability to negotiate a real estate purchase agreement is empowering in and of itself – but knowing how to negotiate is even better.

First and foremost, before entering any negotiation, it’s important to understand where you stand and what leverage you’re working with. If the house has been on the market for a while already, the seller may be willing to part with more in order to close the deal, but if you find yourself in a bidding war, asking for too much can actually hurt your chances. Your real estate agent can help you understand your leverage and what is a reasonable or unreasonable request.

But even the less reasonable requests may work out for the right price. Let’s look at an example. Suppose the seller had roommates who pitched in to buy a hot tub. They may want to take it with them, but they’re open to being bought out. How should you determine how much to pay for it?

Consider the circumstances – if the hot tub was custom made for the house, it’s more likely the seller will part with it. But the condition is just as important. If the hot tub is practically new, you’ll want to offer as close to its purchase price as possible, whereas if it’s been a few years, you may be able to get away with offering less, as it’s probably more convenient for the seller to leave it behind than try to take it with them.

And in the case of appliances, you should always say yes. If you were planning to bring a refrigerator from your previous home but the seller is willing to include theirs, the lower quality of the two appliances can then be donated for a tax deduction or sold for some extra cash.

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The Bottom Line: Apply Your Negotiation Skills For Top-Tier Appliances

While personal property is never guaranteed in a real estate transaction, certain appliances may or may not be included in the home sale, depending on if the seller is willing to part with them.

Consider how much you can spend and which appliances are most important and prioritize them. Things like kitchen appliances and laundry machines may not be included, but if they’re important to you, your real estate agent can help you negotiate with the seller.

Preparing to move? Take the next step by getting a home warranty to protect their appliances and other home systems.

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Katie Ziraldo Headshot

Katie Ziraldo

Katie Ziraldo is a financial writer and data journalist focused on creating accurate, accessible and educational content for future generations of home buyers. Her portfolio of work also includes The Detroit Free Press and The Huffington Post.