Fixtures & Chattels: What Buyers Need to Know Before Moving In
You’ve found the perfect home. The offer is accepted, the closing date is set, and you’re already imagining how life will unfold there. But here’s a question that catches many buyers off guard: when you get the keys, how much of what you saw during the showing will actually still be inside?
It may sound obvious, but in Ontario, there’s a legal distinction between what’s included in the sale of a home and what isn’t. Understanding that difference can save you from an unpleasant surprise—and a tense conversation with the seller—on moving day.
Fixtures vs Chattels: The Hidden Line
Every home comes with a mix of permanent features and movable items. Fixtures are generally considered part of the property. Chattels are not. Fixtures usually stay, unless they’re specifically excluded in the contract. Chattels usually leave, unless the buyer and seller agree in writing to include them.
Where it gets tricky is in the grey areas. A dishwasher that’s built into the cabinetry is usually a fixture. But a freestanding one? That’s a chattel. Central air conditioning stays, but what about the backyard hot tub? Custom blinds are often considered fixtures, but simple curtains hung on a rod might not be. Even mirrors can spark debate—one seller’s “wall décor” is another buyer’s “fixture.”
The key thing to remember is this: if it’s not written into the Agreement of Purchase and Sale (APS), don’t assume it comes with the house.
Why This Matters More Than You Think
For buyers, it’s about protecting expectations. The details you notice on a showing—like appliances, lighting, or storage built-ins—are often part of what makes the home feel right. Finding them missing on move-in day can feel like stepping into an empty stage set.
For sellers, it’s about avoiding misunderstandings. If there’s a family heirloom chandelier you plan to take with you, or custom drapes that won’t be staying, spelling that out early prevents conflict and protects the deal.
In the world of luxury real estate, this becomes even more important. High-end homes often feature a blend of architectural details, designer finishes, and curated staging. Some elements are obviously part of the home, others are clearly personal, but in between lies the gray zone. That middle ground is where disputes happen—unless everyone is clear from the start.
What Buyers Can Reasonably Expect
While no two transactions are identical, certain items are usually considered part of the home in Ontario real estate:
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Built-in appliances. Panelled fridges, wall ovens, dishwashers, and built-in microwaves are designed for the space and typically stay.
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Home systems. Central air conditioners, furnaces, and hot water tanks (unless rented) are part of the property.
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Permanent lighting. Pot lights and wall-mounted fixtures are usually included, though feature chandeliers or pendants can be excluded if the seller specifies.
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Custom window coverings. Fitted blinds and shutters are often fixtures, while off-the-rack curtains may be considered personal property.
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Integrated cabinetry. Anything built to the dimensions of the space—mudroom benches, wall-to-wall bookshelves, entertainment units—rarely leaves with the seller.
Buyers sometimes assume that if something is advertised in a listing, it’s guaranteed to stay. That’s not the case. A listing is only a snapshot of what’s there during marketing. The APS is the only legally binding document.
The Role of the Agreement of Purchase and Sale
This is where inclusions and exclusions get written down. If there’s an item you want to keep, make sure it’s listed. If you’re the seller and plan to remove something, make that explicit too. Verbal promises don’t carry weight.
The APS doesn’t just protect against miscommunication; it also saves relationships. Disagreements over fixtures and chattels often crop up at the last moment, creating unnecessary stress for both parties. A clear, detailed contract removes the guesswork.
When Things Go Wrong
It happens more often than you’d think. A buyer walks in after closing and finds that the stylish light fixture in the dining room has been swapped for something basic. Or the custom blinds have disappeared. Or the outdoor kitchen has been dismantled. These aren’t trivial details—they’re often the features that drew the buyer to the property in the first place. And once closing has happened, resolving these disputes can be costly and frustrating.
How Buyers Can Protect Themselves
The good news is that buyers have tools to avoid these surprises. First, never be shy about asking questions during the negotiation process. If you love a feature, confirm whether it’s included. Second, make sure everything important is captured in the APS. And finally, take the final walk-through seriously. This isn’t just a courtesy before closing—it’s your chance to confirm the home matches the agreement. Test the appliances. Turn on the lights. Look at the window coverings. If the home has a built-in sound system or smart technology, check that it’s still working and still there.
Why Representation Makes a Difference
The line between fixture and chattel may seem straightforward, but in practice, it can be surprisingly complex. That’s why having an experienced broker matters. A good agent doesn’t just negotiate price—they also make sure you know exactly what you’re buying. At The Zadegan Group, we flag potential grey areas before they become issues, and we make sure our clients’ expectations are backed up in writing. That way, when you move in, the home feels just as complete as it did the day you first walked through it.
Buying a home in Ontario isn’t just about securing the right address or negotiating the best price. It’s also about making sure the details you fell in love with are still there on moving day. Fixtures and chattels may not sound exciting, but they can make or break the experience. Clear communication, strong representation, and a thorough final walk-through are the keys to avoiding disappointment.
The home you fell in love with should be the same one you step into with your keys. And with the right approach, it will be.
