Buyer Wants Fixtures and Fittings: How to Negotiate
How to handle buyer requests for included items and what to specify in the TA10 form.
What you need to know
When selling a property in England or Wales, buyers frequently ask for items beyond the standard fixtures to be included in the sale. Understanding what you are legally required to leave, what is open to negotiation, and how to record agreements on the TA10 form puts you in control of these conversations and prevents disputes after exchange.
- Fixtures are included in the sale by default. Fittings are your personal property and you can choose whether to include, exclude, or sell them separately.
- Buyer requests for fittings are a normal part of the negotiation process. You are not obliged to agree to any of them.
- The TA10 Fittings and Contents Form is where you formally record what is included, excluded, or not present. It becomes legally binding after exchange of contracts.
- Including low-cost items like white goods or curtains can be a practical way to maintain goodwill without reducing the sale price.
- All changes to fixtures and fittings must be agreed and recorded on the TA10 before exchange to avoid breach of contract claims.
Pine handles the legal prep so you don't have to.
Check your sale readinessYou've accepted an offer on your property, the legal process is under way, and then the buyer asks whether you'll leave the washing machine, the curtains, and the garden shed. It is one of the most common conversations in a house sale, and one that catches many sellers off guard.
Requests for fixtures and fittings are a normal part of the negotiation process. Some are reasonable, some are opportunistic, and knowing the difference — and how to respond — can protect both the sale price and the relationship with your buyer. This guide explains how to handle these requests, what the law says, and how to use the TA10 Fittings and Contents Form to record everything properly.
What buyers are actually asking for
When a buyer asks for "fixtures and fittings," they are usually asking for fittings — items that are not automatically included in the sale. Fixtures such as the fitted kitchen, bathroom suite, central heating system, and built-in wardrobes are already included by default under the Standard Conditions of Sale (5th edition), which are incorporated into most residential sale contracts in England and Wales.
The items buyers most commonly request include:
- White goods — washing machine, tumble dryer, fridge-freezer, dishwasher
- Curtains and blinds — particularly if they are bespoke or fitted to the windows
- Light fittings — especially decorative or statement pieces the buyer saw during viewings
- Garden items — sheds, furniture, planters, and outdoor equipment
- Carpets and rugs — fitted carpets are usually fixtures, but buyers sometimes ask about rugs or additional floor coverings
- Smart home devices — smart thermostats, video doorbells, and security cameras
Understanding whether each item is legally a fixture or a fitting determines your starting position. For a full breakdown of the legal distinction, see our guide on fixtures and fittings: what counts when selling a house.
Your legal position as a seller
The law in England and Wales is clear on this point. Fixtures pass to the buyer automatically as part of the property. Fittings are your personal property and you can take them unless you agree otherwise. The legal test, established in Holland v Hodgson (1872), considers the degree of annexation (how firmly an item is attached) and the purpose of annexation (whether it was attached to improve the property permanently).
This means you are under no obligation to leave any fitting behind. If a buyer asks for the freestanding fridge, the curtains, or the garden furniture, you can say no. Equally, you can agree — either as a gesture of goodwill or as part of a broader negotiation to keep the sale on track.
Where it gets more nuanced is with items that sit in a grey area between fixture and fitting. A smart thermostat wired into the heating system is almost certainly a fixture, even though the seller might consider it a personal device. A garden shed resting on slabs without being bolted down could go either way. For these borderline items, the TA10 form is the definitive record of what stays and what goes.
When buyers typically make these requests
Buyer requests for fixtures and fittings tend to arise at three points in the sale process:
1. At the offer stage
Some buyers include conditions about fittings when they make their initial offer. For example, a buyer might offer the asking price "subject to the white goods being included." This is a straightforward negotiation point and is best dealt with at this stage, before the legal process begins. Our guide on accepting an offer on your house covers how to evaluate these conditions alongside the offer price and buyer position.
2. When the TA10 is reviewed
The most common trigger for requests is the buyer's solicitor reviewing the TA10 and flagging items marked as excluded. If the buyer assumed the curtains or appliances would be left behind, they may ask you to reconsider. This is a normal part of the conveyancing enquiries process and is handled through the solicitors.
3. After the survey
If the buyer's survey reveals issues with the property, they may use the opportunity to renegotiate more broadly. Alongside a request for a price reduction, they might also ask for items to be included as a further concession. This is sometimes called "survey renegotiation" and is covered in detail in our guide on renegotiation after a survey. The key is to evaluate the whole package rather than responding to each request in isolation.
How to negotiate fixtures and fittings effectively
Negotiating over fittings is different from negotiating on price. Fittings often have a low monetary value to you but a high perceived value to the buyer. This asymmetry creates opportunities for practical compromises that keep both sides happy.
Assess the cost of saying yes
Before refusing a request, consider what the item is actually worth to you. A washing machine you were planning to replace at your new home has little value. Leaving it behind costs you almost nothing but may satisfy a buyer request that could otherwise stall the sale. The same applies to curtains that will not fit your new windows, white goods approaching the end of their lifespan, or garden furniture you no longer need.
Use fittings as a negotiating tool
Including fittings can be a strategic alternative to reducing the sale price. If a buyer asks for a £5,000 price reduction after a survey, offering to include £1,000 worth of appliances and fittings may satisfy them without affecting the headline figure. This matters because the sale price affects the buyer's mortgage offer, stamp duty liability, and your own financial position. For more on protecting your sale price, see our guide on how to get the best price for your house.
Know when to hold firm
Not every request deserves a concession. If a buyer is asking for high-value items such as expensive curtains, bespoke blinds, or a premium appliance, you are entitled to refuse or to offer them for a separate price. Buyers who make excessive demands on fittings after already agreeing a price may be testing your willingness to concede — and giving ground too easily can invite further requests down the line.
Set expectations early through your estate agent
The best way to minimise fittings disputes is to communicate your position before the buyer makes an offer. Ask your estate agent to mention during viewings which items are included and which will be taken. If the buyer knows from the outset that you plan to take the curtains and the freestanding appliances, they can factor this into their offer rather than raising it as a point of contention later.
Recording agreements on the TA10 form
Whatever you agree with the buyer about fixtures and fittings must be recorded on the TA10 Fittings and Contents Form. This is the document that becomes legally binding after exchange of contracts, and any discrepancy between what the TA10 says and what the buyer finds on completion day can give rise to a breach of contract claim.
How to update the TA10 after negotiation
If you agree to include an item that was previously marked as excluded, notify your solicitor immediately. They will update the TA10 and send the revised version to the buyer's solicitor. The process works as follows:
- Agree the change with the buyer (usually through your estate agent or solicitor).
- Instruct your solicitor to amend the TA10 entry from "excluded" to "included" for the relevant item.
- Your solicitor sends the updated TA10 to the buyer's solicitor for confirmation.
- Both parties confirm the change before exchange of contracts.
It is essential that all changes are made before exchange. After exchange, the TA10 is locked in. Removing an item marked as included is a breach of contract, and the buyer can claim damages equal to the replacement cost.
Selling items separately
If you and the buyer agree on a separate price for specific fittings, the item should remain marked as "excluded" on the TA10 with a note in the additional comments section. Your solicitor can prepare a simple side agreement recording the item, the price, and the terms. This keeps the fittings transaction separate from the property sale, which is important for stamp duty and mortgage purposes.
Be aware that HM Revenue and Customs monitors arrangements where the price attributed to fittings appears artificially high relative to their actual value. Deliberately shifting value from the property price to a fittings price to reduce the buyer's stamp duty liability is tax evasion and can result in penalties.
Common scenarios and how to handle them
The following scenarios cover the situations that come up most frequently when buyers request fixtures and fittings.
| Scenario | Recommended approach |
|---|---|
| Buyer asks for white goods to be left behind | If you are replacing them at your new home, agree — it costs nothing and builds goodwill. If you need them, say so early and mark them as excluded on the TA10. |
| Buyer assumes curtains are included | Curtains are fittings and are not included by default. If you plan to take them, make this clear through your estate agent before offers come in. If the buyer pushes, offer to leave curtain poles (which are fixtures) and let them buy their own curtains. |
| Buyer requests expensive light fittings | Light fittings wired into the property are fixtures and are included by default. If you want to keep a particular one, exclude it on the TA10 and replace it with a reasonable alternative before completion. Swapping a statement light for a bare bulb holder is one of the most common causes of post-completion disputes. |
| Buyer asks for the garden shed | A shed bolted to a concrete base is a fixture and stays. A freestanding shed sitting on slabs is a grey area. If you plan to take it, mark it as excluded and be transparent. Most buyers will accept this if told in advance. |
| Buyer asks for smart home devices | Smart thermostats wired into the heating system (such as Hive or Nest) are usually fixtures. Battery-powered devices like smart doorbells are grey areas. Decide what you want to take, mark it clearly on the TA10, and offer to reinstall the original device where applicable. |
| Buyer requests fittings as part of a post-survey renegotiation | Evaluate the full package. If the buyer is asking for a modest price reduction and some fittings, consider whether offering the fittings alone might satisfy their concerns without touching the price. See our guide on renegotiation after a survey for detailed strategies. |
What to disclose and when
Transparency about fixtures and fittings is not just good practice — it is a legal expectation. The Consumer Protection from Unfair Trading Regulations 2008 prohibit misleading actions and omissions in commercial transactions, including property sales conducted through estate agents. If a buyer can demonstrate that they were misled about what was included in the sale, there may be grounds for a claim under these regulations as well as under contract law.
The practical takeaway is straightforward: be honest on the TA10, communicate exclusions early through your estate agent, and do not swap or remove items that the buyer has seen during viewings without updating the form. For a broader look at your disclosure obligations, see our guide on what to disclose when selling a property.
Protecting yourself from post-completion claims
Post-completion disputes over missing items are surprisingly common. According to guidance from the Property Ombudsman, disagreements about fixtures and fittings are one of the most frequent categories of complaint in residential property sales. The best way to protect yourself is to follow a simple process:
- Complete the TA10 thoroughly and early. Walk through every room with the form and mark each item clearly. Completing it before you list means your solicitor can include it in the contract pack immediately.
- Photograph the property before completion. Take dated photos of every room showing the items that are included. This provides evidence of the condition of included items on completion day.
- Do not swap items for inferior replacements. If you marked a light fitting as included, the buyer expects the same fitting — not a budget replacement. Swapping items is treated as a breach of contract.
- Confirm the final TA10 before exchange. Review the form with your solicitor to make sure it reflects every agreement made during the negotiation. After exchange, you cannot change it without the buyer's written consent.
- Leave included items in good working order. If you agreed to leave the washing machine, it should work when the buyer moves in. Leaving a broken appliance that was marked as included could be treated as a breach of the implied terms of the contract.
How upfront preparation helps
Many of the friction points around fixtures and fittings arise because sellers have not thought carefully about what they want to take and what they are willing to leave behind. Completing the TA10 before you list your property forces you to make these decisions early, when there is no pressure and no buyer waiting for an answer.
By the time a buyer makes an offer, you already know your position. Your estate agent can communicate it clearly during viewings, and your solicitor can include a complete TA10 in the contract pack from day one. This prevents the most common cause of fittings-related delays: the buyer discovering weeks into the process that items they assumed were included are actually excluded.
Pine helps sellers complete the TA10 with guided, plain-English support before they even instruct a solicitor. By getting the paperwork right from the start, you enter negotiations on fixtures and fittings from a position of clarity and confidence, and you reduce the risk of disputes that can slow down or derail the sale.
Sources and further reading
- Law Society of England and Wales — Fittings and Contents Form (TA10), 4th edition, 2019 (lawsociety.org.uk)
- Law Society Conveyancing Protocol, 5th edition — lawsociety.org.uk
- Standard Conditions of Sale, 5th edition — Law Society of England and Wales
- Holland v Hodgson (1872) LR 7 CP 328 — Court of Appeal judgment on fixtures and fittings
- The Property Ombudsman — guidance on disputes relating to fittings and contents (tpos.co.uk)
- Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
- HM Revenue and Customs — Stamp Duty Land Tax: fixtures and chattels guidance (gov.uk/hmrc-internal-manuals/stamp-duty-land-tax-manual/sdltm04020)
- Propertymark — guidance on managing buyer expectations during the sale process (propertymark.co.uk)
Frequently asked questions
Can a buyer ask for fixtures and fittings to be included in the sale?
Yes. A buyer can ask for any item to be included in the sale, whether it is a fixture or a fitting. Fixtures such as fitted kitchens, bathroom suites, and built-in wardrobes are already included by default under the Standard Conditions of Sale (5th edition), but buyers often request that fittings such as freestanding appliances, curtains, or garden furniture be included as well. These requests typically come during the offer stage or after the TA10 form has been reviewed by the buyer’s solicitor.
Do I have to agree to include items the buyer asks for?
No. You are under no legal obligation to include any fitting in the sale. Fixtures pass to the buyer automatically unless excluded on the TA10 form, but fittings are your personal property and you can choose to take them with you. If a buyer asks you to leave the washing machine, the curtains, or the garden shed, you can agree, refuse, or offer the items for a separate price. Negotiation is normal and expected.
Should I include fixtures and fittings to secure the sale?
It depends on the value of the items and the strength of the buyer’s position. In a competitive market where you have multiple interested parties, you are in a strong position and may not need to concede anything. In a slower market or if the buyer is chain-free and mortgage-approved, offering to include items such as white goods or curtains can help close the deal without reducing the sale price. Many sellers find that leaving behind items they would otherwise need to dispose of is a practical solution that costs nothing but adds goodwill.
Can a buyer renegotiate fixtures and fittings after a survey?
Buyers can and frequently do raise additional requests after their survey, especially if the survey reveals issues. A buyer might ask for a price reduction and also ask for items such as appliances or curtains to be included as a further concession. You are not obliged to agree, but refusing all requests after a survey can cause the buyer to lose confidence and withdraw. The key is to evaluate each request on its merits and consider the overall deal, not each item in isolation.
How do I record what is included on the TA10 form?
The TA10 Fittings and Contents Form requires you to mark every item at the property as included in the sale, excluded from the sale, or not present. For each item the buyer has asked to be included, change the entry from excluded to included on the form and notify your solicitor so the updated version can be sent to the buyer’s solicitor. Any changes should be made before exchange of contracts, after which the TA10 becomes legally binding.
Can I sell fixtures and fittings separately to the buyer?
Yes. It is common practice to sell fittings such as expensive curtains, white goods, or garden equipment to the buyer at an agreed price outside the main sale. Mark the item as excluded on the TA10 and note in the additional comments that it is available for separate purchase. Your solicitor can record the agreed price in a side agreement. However, you must not inflate the price of fittings to reduce the declared property price for stamp duty purposes, as HM Revenue and Customs can and does challenge artificial arrangements.
What if the buyer asks for something I want to keep?
If the buyer asks for an item you want to take with you, simply decline politely and explain that the item is excluded. If it is a fitting, you have every right to take it. If it is a fixture such as a light fitting or fitted shelving, you can still exclude it by marking it on the TA10, but you should offer to replace it with a reasonable alternative. Being upfront about exclusions early in the process prevents disputes later. Most buyers will accept a clear explanation, especially if you are transparent from the start.
When do buyers usually ask about fixtures and fittings?
Buyer requests about fixtures and fittings typically arise at three points: when making their initial offer, when their solicitor reviews the TA10 form and raises enquiries, and after the survey if issues have been identified. The most common time is during the enquiry stage, when the buyer’s solicitor reviews the TA10 and the buyer realises that items they assumed were included are marked as excluded. Setting expectations early through your estate agent can reduce the number of requests that come later.
Does including fixtures and fittings affect the sale price?
Including fittings in the sale does not change the declared property price on the contract. The sale price relates to the property itself, including all fixtures. If you agree to leave freestanding items such as white goods or curtains as part of the deal, they are simply included at no extra cost. If you sell fittings separately, the amount is recorded in a side agreement and is not part of the property price. This distinction matters for stamp duty, mortgage valuations, and Land Registry registration.
What are the most commonly requested items by buyers?
The items buyers most frequently ask to be included are white goods (washing machine, tumble dryer, fridge-freezer, dishwasher), curtains and blinds, light fittings, garden sheds and outbuildings, and carpets. According to guidance from the Property Ombudsman, these are also the items most commonly disputed after completion. Being clear about each of these on the TA10 from the outset, and communicating your position through your estate agent during viewings, prevents most of the friction that arises later in the process.
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