Are White Goods Included in a House Sale?

If you’re buying or selling a house in the UK, one common (and sometimes confusing) question is: Are white goods included in the house sale? Whether you’re a first-time buyer, a seasoned seller, or simply curious about what to expect, knowing what’s included in a sale can help you avoid disappointment or disputes during the transaction process. 

While the UK property market has certain expectations regarding fixtures and fittings, nothing is legally guaranteed unless expressly stated in writing. In this article, we’ll discuss white goods in a house sale: what they are, how they’re classified, what the law says, and how buyers and sellers can get through the process smoothly.

What Are White Goods?

“White goods” refers to large household appliances that are typically finished in white enamel. This includes:

• Fridge and freezer
• Dishwasher
• Washing machine
• Tumble dryer
• Oven, hob and extractor fan
• Microwave (particularly when built-in)

These appliances play an important role in daily life, which is why both buyers and sellers want to know whether white goods are included in a house sale.

Fixtures vs Fittings: What’s the Difference?

One of the most important factors in determining whether an item is included in the sale is whether it is considered a fixture or a fitting:

• Fixtures are items that are permanently affixed to the property. These typically remain with the property and are included in the sale price. Built-in kitchen units, wall-mounted cupboards, and integrated appliances are some examples of this.
• Fittings are freestanding objects that can be removed without causing damage. The seller may take these unless otherwise agreed. Examples include freestanding refrigerators, washing machines, and ovens that are not built-in.

This classification often causes confusion. For example, a built-in dishwasher may be considered a fixture and thus included in the sale, whereas a freestanding dishwasher is more likely to be removed unless specifically stated.

The Role of the TA10 Form

The Fixtures and Fittings Form (TA10) is crucial in determining what is included in the sale. The seller completes this document, which is then reviewed by the buyer during the conveyancing process.

According to AWH Solicitors, the TA10 form clearly categorises various items, including kitchen appliances, bathroom fittings, light fixtures and garden equipment. The seller states whether each item is:

• Included in the sale
• Excluded and being taken
• Available through separate negotiation

Once the buyer and seller have reached an agreement and signed the contracts, the TA10 form becomes legally binding. If an item labelled “included” is removed without consent, the buyer may be entitled to compensation or even a delay in completion.

What Is Usually Included in a House Sale?

Some white goods are typically included in UK house sales, but it frequently depends on how they are installed:

Commonly Included:

• Integrated ovens and hobs are fixtures that are almost always included
• Built-in refrigerators and dishwashers – When integrated into kitchen units, they are usually included in the sale
• Cooker hoods and extractor fans – Often mounted and difficult to remove, so they are usually included

Commonly Excluded:

• Freestanding washing machines and dryers are usually considered fixtures and are frequently removed
• Unless specified in the TA10, sellers typically don’t include freestanding refrigerators and freezers
• Microwaves – Built-in models may be included, but freestanding models are often not

While these guidelines apply to many sales, there is no legal obligation to leave any white goods unless agreed upon in writing.

What the Law Says

Legally, sellers are not required to include white goods in the sale of a property unless agreed upon and documented. According to TPSC, sellers are only legally required to leave items that are explicitly stated in the contract or TA10 form.

As a buyer, it’s important not to make assumptions. Just because an appliance is present during a house viewing does not guarantee that it will still be there on moving day.

Can Buyers Request White Goods Be Included?

Yes, buyers can request that white goods be included as part of their offer. Buyers frequently negotiate on items such as:

• Fridge/freezer
• Washing machine
• Tumble dryer
• Dishwasher

If the seller wants to make a quick sale or does not want to transport large appliances, they may agree. White goods are sometimes included for free or for a small additional fee agreed upon outside of the sale price.

However, these agreements should never be made verbally. They should be included in the TA10 form and confirmed in the legal documents prior to the exchange of contracts.

Why Sellers Might Leave White Goods Behind

Leaving white goods behind can benefit a seller in the following ways:

• Convenience – Avoiding the expense and inconvenience of transporting large items
• Appeal – Including appliances can increase the property’s appeal to buyers, particularly first-time buyers and landlords
• Negotiation tool – Offering to include appliances can help speed up the sale or justify a higher asking price

On the other hand, if the seller is moving into an unfurnished home or wishes to keep certain appliances, they are not required to leave anything behind unless it is agreed upon in writing.

Common Misunderstandings

“But the fridge was there when I viewed the house!”

This is one of the most common buyer complaints. Just because an appliance is visible during viewings does not imply that it is included. Unless the item is integrated or listed in the TA10, it may be excluded from the deal.

“I thought white goods were included with every sale?”

They aren’t, and making assumptions can lead to disappointment. While integrated appliances are typically included, it is critical to formalise everything during the conveyancing process.

What Happens If a Seller Removes Agreed Items?

If a seller removes an appliance listed as “included” on the TA10 form, they may be in breach of contract. The buyer can:

• Request compensation
• Delay completion
• Submit a legal complaint (in extreme cases)

This is why effective communication and documentation are critical in the purchasing and selling process.

FAQs

Are all white goods included in a house sale?

No, only integrated or built-in white goods are usually included by default. Freestanding items must be agreed upon and included on the TA10 form.

Can I negotiate for white goods to be included?

Absolutely. Buyers can negotiate to include specific appliances in the sale. Any agreements made should be documented in writing.

What if a seller removes something that was agreed?

If an item listed as “included” is removed, the buyer may be entitled to compensation or a delay in completion. This can also result in legal disputes.

How do I know what’s staying?

Examine the TA10 Fixtures and Fittings form carefully. If in doubt, ask your solicitor or conveyancer to clarify what is and is not included in the sale.

Conclusion

When it comes to white goods in a UK property sale, nothing should be assumed. The key to successful buying and selling is clarity, communication, and proper documentation.

If you’re a homeowner looking to sell quickly, knowing what buyers expect – and how including appliances may affect your sale – can make all the difference. At Sell House Fast, we assist sellers in completing quick, hassle-free sales and can provide guidance at any stage of the process.

Contact our team today for a no-obligation cash offer and take the stress out of selling your home.