When selling your home, it's important to understand that anything attached to the property is typically considered a fixture and is expected to stay with the home when you sell it. This concept might seem straightforward, but it can often be a source of confusion and surprise for sellers.

• Fixtures are items that are physically attached to the property in such a way that removing them would cause damage or alter the structure of the home. This includes items like built-in appliances, light fixtures, ceiling fans, cabinets and sometimes even curtain rods and window treatments. Essentially, if it's bolted, nailed or otherwise permanently affixed to the home, it generally stays.

• For example, let's say you have a beautiful chandelier in your dining room that you absolutely love. Unless you explicitly state in the sale contract that the chandelier will be removed and replaced with a standard light fixture, the buyer will expect it to remain in the home when they move in. The same goes for built-in bookshelves, wall-mounted TVs and custom blinds or shutters.

• Why is this important? Because misunderstanding what constitutes a fixture can lead to disputes and complications during the closing process. Imagine the buyer’s disappointment upon discovering that the elegant mirror in the bathroom or the high-end, built-in sound system they admired during the walkthrough has been removed. Such surprises can lead to renegotiations, delays and even legal disputes.

• To avoid any confusion, it’s important to be transparent and clear from the beginning. If there are any fixtures you intend to take with you, specify these items in the sales contract. It's also a good idea to replace these items with standard fixtures before listing the home, so buyers see exactly what will be included in the sale.

• Remember, honesty and clarity can save you a lot of trouble and ensure a smooth transaction. So, when in doubt, assume that anything attached to the property should stay, or consult with your real estate  agent - me :) - to clarify what counts as a fixture and how to handle any exceptions.

By understanding and adhering to this principle, you'll help ensure that the selling process goes smoothly and avoid any unnecessary misunderstandings or conflicts with potential buyers.