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What Stays and What Goes With Your Home | Amy Beyer Realtor – Grapevine, TX
Seller Tips

What Stays and What Goes With Your Home

Avoid the most common closing-day surprises before they happen.

By Amy Beyer · Amy Beyer Realtor · Grapevine, TX

It happens every day. Sellers remove items from the house that the new buyers expected to be there when they move in. There's even a section in the purchase contract that describes "permanently installed" items. In layman's terms: if it's screwed on, bolted down, or attached to the wall — it stays with the house.

Here are the most common misunderstandings, and exactly what to do about each one.

Window Coverings

✓ Stays

Blinds, shades, and curtain rods are considered permanently installed and convey with the sale.

Pro tip: If you have special window treatments you want to take with you, remove them before showings begin and patch/paint where they were removed from the wall. Don't wait until you're under contract — that creates conflict.

Refrigerator, Washer & Dryer

Goes with You

These are considered personal property in Texas and do not typically convey with the sale — unless they are specifically included in a separate non-realty addendum attached to the purchase contract.

Note: If you'd like to include these to sweeten the deal for buyers, we can note that in writing. Just don't assume they're included — or excluded. Put it in the contract.

All Light Fixtures & Ceiling Fans

✓ Stays

Every light fixture and ceiling fan — including chandeliers, pendants, and any decorative fixtures you installed yourself — is a permanently installed item and stays with the sale.

Important: If you're taking a special chandelier or fixture with you, take it down before you go live and replace it with something else. Or list it as an exclusion in the purchase contract. Buyers will notice when something in the listing photos isn't there at closing.

TVs

Split — Read This One Carefully

The TV goes with you. The mount stays. The television itself is personal property and doesn't convey. But the wall mount does — because it's attached to the wall.

If you're taking the mount too: List it as an exclusion in the purchase contract. Same goes for A/V equipment and wall-mount surround sound speakers. If it's bolted to the wall or wired into the structure, have that conversation with me before we list.

Garage Workbench & Outdoor Items

Depends on Attachment

If it can be picked up and walked out, it goes. If it's attached to the wall or structure, it stays.

Workbench: Freestanding goes; bolted or built-in stays.
Pegboard on the wall: Attached — stays.
Outdoor thermostats and permanent garden art: Stay, unless you note otherwise in the contract.

Walk the property: Go room by room, inside and outside, and flag everything you've attached, installed, or built in. Bring that list to me and we'll sort out what to exclude in both the MLS and purchase contract before day one.

The Bottom Line

The rule in Texas: if it's attached to the house, it stays with the house — unless it's in writing. Before we go live, walk every inch of the property and flag anything you plan to take. We'll document it in both the MLS remarks and the purchase contract so there are no surprises at closing.

Up Next: Get Ready For Inspections

Showings went great — now let's make sure your home is inspection-ready. Here's the full checklist of what Texas home inspectors look for, so you can get ahead of it before they arrive.

Prepare for Your Inspection →
Amy Beyer Realtor
Grapevine, TX  ·  972-965-0657  ·  [email protected]
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