Fixtures and fittings explained: what’s actually included when you buy a home

One of the most common causes of last-minute stress in a home move isn’t the price, the mortgage, or the survey.

It’s arguments over what’s staying… and what’s going.

This guide explains, in plain English, what fixtures and fittings are, what’s usually included in a sale, what isn’t, and how to protect yourself from surprises.

The short answer

Fixtures usually stay.

Fittings usually go.

But there are plenty of grey areas, and assumptions are where problems start.

What do “fixtures” and “fittings” actually mean?

These terms come from property law and conveyancing. They matter because they decide what’s included in the legal sale of the property.

Fixtures

Fixtures are items that are fixed to the property and would cause damage if removed.

They’re generally included in the sale, unless the seller clearly says otherwise.

Typical examples include:

• Built-in kitchen units
• Integrated appliances
• Radiators
• Bathroom suites
• Fitted wardrobes
• Light switches and sockets

If it’s screwed, plumbed, wired in, or built around the structure, it’s probably a fixture.

Fittings

Fittings are items that are freestanding or easily removable.

They’re not automatically included.

Common examples:

• Furniture
• Rugs and loose carpets
• Curtains and curtain poles
• Lampshades
• Garden furniture

If it can be lifted out without tools, assume it’s a fitting and assume it’s leaving unless agreed otherwise.

Common grey areas that cause disputes

This is where buyers and sellers most often fall out.

Carpets

• Often treated as fittings
• Frequently left behind, but not guaranteed

Curtains and blinds

• Curtains usually go
• Blinds are often left, but must be confirmed

Light fittings

• The wiring and basic fitting stays
• Decorative shades often go

White goods

• Fridges, washing machines and tumble dryers are usually excluded unless stated

Garden items

• Sheds, planters, water features and even fixed benches regularly cause confusion

If you expect something to stay, it needs to be agreed in writing.

The TA10 form: where this is officially decided

In England and Wales, sellers complete a Fixtures and Fittings Form (TA10) as part of the conveyancing process.

This document sets out:

• What’s included
• What’s excluded
• What’s available by separate negotiation

Once agreed, it forms part of the contract.

This is what your conveyancer relies on, not what was said during a viewing, and not what you assumed from photos.

Why this matters more than people think

Fixtures and fittings disputes can:

• Delay exchange
• Trigger last-minute renegotiations
• Sour the relationship between buyer and seller
• Lead to legal disputes after completion

They’re also emotionally charged. Buyers feel short-changed. Sellers feel accused. All of it is avoidable with clear agreement early on.

What buyers should do

• Read the TA10 form carefully
• Question anything that’s unclear
• Don’t assume items you saw at a viewing are included
• Ask for amendments before exchange, not after

If something matters to you; fitted wardrobes, a garden shed, integrated appliances, get it written down.

What sellers should do

• Be explicit about what you’re taking
• Don’t rely on “it’s obvious”
• Remember buyers often assume fixtures stay
• If you want to remove something fixed, say so clearly

Surprises after exchange rarely end well.

Does this differ in Scotland?

Yes. Scotland uses a different legal system and terminology.

What’s included is usually defined in the missives and local practice, which is why it’s especially important to rely on your solicitor’s advice when buying north of the border.

The takeaway

Fixtures and fittings aren’t about being picky, they’re about avoiding misunderstandings.

If it’s important to you, don’t assume.
If you’re selling, don’t be vague.

Clear paperwork beats awkward conversations every time. A good conveyancer will prevent these issues.

.