In a Washington home sale, fixtures usually stay with the house and personal property usually goes with the seller. A fixture is something attached to the home in a way that makes it part of the property, like built-in appliances, light fixtures, and attached shelving. Personal property is movable, like furniture and freestanding items. Because the line isn’t always obvious, the purchase agreement controls: anything you want to keep, or anything a buyer wants included, should be spelled out in writing before mutual acceptance.
Misunderstandings about a TV mount, a smart thermostat, or a backyard playset can sour an otherwise smooth closing. Settle them early.
For the bigger picture on preparing and listing your home, see our Pierce County seller resource.
Items that commonly cause confusion
| Item | Often treated as | Tip |
|---|---|---|
| Built-in appliances (dishwasher, range, built-in microwave) | Fixture | List freestanding appliances, like the refrigerator, washer, and dryer, specifically |
| Light fixtures and ceiling fans | Fixture | Swap out a special fixture before listing if you plan to keep it |
| Window coverings and rods | Usually fixtures | Clarify curtains vs. attached blinds |
| Wall-mounted TVs | Mount often stays; TV often goes | State it clearly either way |
| Smart home devices (thermostat, doorbell, locks) | Often fixtures | Plan to transfer accounts and reset devices |
| Hot tubs, sheds, playsets | Depends on how they’re attached | Always spell these out |
| Generators, solar, water systems | Usually fixtures | Note ownership, leases, or loans |
Let the purchase agreement decide
Washington’s standard purchase agreement forms address fixtures and include a place to list items that are included or excluded. Your broker will help you fill these out. The safest approach is simple: if there’s any doubt, write it down. A short list of included and excluded items prevents most disputes. Once you reach mutual acceptance, changing the list takes a written amendment that both sides sign.
Getting ready to list?
Josh can help you decide what to include, what to remove before photos, and how to word it so buyers know exactly what they’re getting. Talk through your plan.
Tips for sellers
- Remove or replace before listing. If you want to keep a chandelier or a mounted mirror, take it out before photos and showings.
- Be specific in the listing. Note which appliances are included.
- Plan device handoffs. Leave codes, manuals, and instructions for smart devices, and remove them from your accounts.
- Leave included items in working order. Buyers will check at the final walkthrough.
- Don’t remove anything attached without agreement. Taking a fixture that wasn’t excluded can create a dispute at closing.
Tips for buyers
- If you love the backyard playset or the garage shelving, ask for it in your offer.
- Don’t assume the washer, dryer, or refrigerator are included.
- Note any special items in your walkthrough checklist.
Frequently asked questions
Does the refrigerator stay with the house in Washington?
Not automatically. Freestanding appliances are often treated as personal property, so list them in the purchase agreement if they’re included.
Can a seller take a light fixture?
Only if it’s excluded in the agreement or replaced before listing. Otherwise attached fixtures generally stay.
What about a hot tub?
It depends on how it’s installed. Spell it out in the agreement to avoid confusion.
Avoid closing-day surprises
A clear list of included items keeps everyone on the same page. Book a complimentary strategy session with Josh Barnard and The Barnard Group.
This article is general information, not legal advice. Your purchase agreement controls; consult a Washington real estate attorney with legal questions.
