When buying or selling a home in England and Wales, one question causes more confusion than almost any other: What exactly is included in the sale? You might assume the answer is obvious. But disputes over fixtures and fittings are surprisingly common—and sometimes costly. Understanding the difference early can save stress, time, and money.
In this guide, I explain what fixtures and fittings are, how the law treats them, and why they matter during the conveyancing process.
What are fixtures and fittings?
At its simplest:
- Fixtures are items attached to the property.
- Fittings (also known as chattels) are items that are not attached, or only loosely so.
A commonly used test is this: If you turned the house upside down, what would fall out?
- Anything that falls out is likely a fitting.
- Anything that stays put is likely a fixture.
That said, this is only a guideline—not a strict legal rule.
Why the distinction matters
The distinction is important because:
- Fixtures are usually included in the sale automatically.
- Fittings are usually excluded, unless specifically agreed.
This becomes particularly relevant during key stages of the transaction, such as exchange of contracts and completion day, when expectations must align with what is legally agreed.
If assumptions differ between buyer and seller, disputes can arise—sometimes after completion, when it’s inevitably harder to resolve.
How the law decides: degree and purpose of annexation
Courts in England and Wales generally apply two key tests:
Degree of annexation
How firmly is the item attached?
- Screwed, bolted, or cemented items are more likely to be fixtures.
- Freestanding items are usually fittings.
Purpose of annexation
Why was the item attached?
- If installed to improve the property, it is more likely a fixture.
- If attached for convenience or display, it may still be a fitting.
This explains why something like an integrated dishwasher is usually a fixture, even though it can be removed fairly easily.
Common examples of fixtures
The following are typically treated as fixtures:
- Built-in cupboards and wardrobes
- Kitchen units
- Door handles and internal doors
- Light fittings (not always shades)
- Plug sockets and switches
- Boilers, radiators, and plumbing systems
- Baths, sinks, toilets, and showers
- Fireplaces and surrounds
- Alarm systems and doorbells
- Satellite dishes and TV aerials
These items are generally expected to remain with the property unless stated otherwise.
Common examples of fittings
Fittings are usually removable and include:
- Carpets and rugs
- Curtains and curtain poles
- Blinds
- Freestanding furniture (beds, sofas, tables, chairs)
- Fridges, freezers, washing machines, tumble dryers
- Mirrors and artwork
These are not automatically included in the sale.
Grey areas to watch out for
Some items regularly cause confusion:
White goods
- Integrated appliances → usually fixtures
- Freestanding appliances → usually fittings
Cookers and extractor hoods
A fixed extractor hood may suggest the cooker is included—but this is not guaranteed. Always check.
Light fittings vs shades
The wiring and fitting are fixtures, but decorative shades or bulbs may be removed.
Curtain poles and blinds
Curtain poles are often treated as fittings, despite being screwed in. Blinds may go either way depending on how they’re installed.
This is why assumptions are risky.
The TA10 form: the definitive checklist
To avoid uncertainty, sellers complete the Fittings and Contents Form (TA10). This document:
- Lists what is included and excluded
- Covers everything from kitchen appliances to garden items
- Forms part of the legal contract
It is one of the most important documents in the conveyancing process, alongside steps like conveyancing searches.
Once contracts are exchanged, the TA10 is legally binding.
What buyers should do
If you are buying:
- Review the TA10 form carefully
- Do not rely on estate agent listings or assumptions
- Raise questions early—well before exchange
- If you want something included, negotiate explicitly
Leaving this discussion too late can lead to unnecessary pressure or disappointment.
What sellers should do
If you are selling:
- Be clear and consistent about what is included
- Reflect this accurately in the TA10 form
- Remove excluded items before completion
- Consider whether leaving certain items could simplify the move
Sometimes sellers offer fittings for sale—or even include them—to avoid removal costs.
Can fixtures be excluded?
Yes. Even if something is legally a fixture, it can still be excluded if clearly stated in the contract. For example, a seller might remove:
- A sentimental fireplace
- A statement light fitting
- A bespoke piece of built-in furniture
The key is transparency before exchange of contracts.
Fixtures and fittings: In conclusion
Fixtures and fittings might seem like a minor detail, but they play a crucial role in property transactions. The safest approach is simple:
- Never assume
- Always check the TA10
- Agree everything in writing
Getting this right ensures that what you expect on viewing day is exactly what you receive on completion.
This guide is based on general principles of English and Welsh law, is intended for informational purposes only, and does not constitute legal advice or establish a professional relationship.
