What’s Included By Default In A Georgetown Home Sale? The Surprising Truth Every Seller Must Know

What’s included in the sale by default?

What’s actually included when you sell your Georgetown house — and what gets left behind? The answer will cost you, if you guess wrong.

Quick answer: what’s included by default

In Ontario — including Georgetown, ON — fixtures that are attached to the property are included in the sale by default. Removable personal property (chattels) is not included unless you put it in writing in the Agreement of Purchase and Sale. That’s the legal starting point.

This is simple but critical. If you want an appliance, light, blind or shed to stay (or go), it must be explicitly listed in the contract.

Why this matters in Georgetown real estate

Georgetown is part of Halton Hills and follows Ontario property law. Buyers expect a turnkey home. Sellers assume built-ins stay. But assumptions cost deals. A missing garage door opener, a removed chandelier, or a claimed ‘‘included’’ fridge that’s gone at closing creates disputes, delays and sometimes legal claims.

If you sell without a clear written list, the default rule will decide for you — and courts apply the fixture vs chattel test strictly. Don’t leave this to chance.

The legal test: fixture vs chattel (Ontario rules you must follow)

Ontario courts use three core factors to decide whether an item is a fixture (included) or a chattel (not included):

• Method of annexation: Is the item permanently attached? Screws, bolts, concrete footings point to a fixture.
• Adaptation to the property: Is the item custom-made or adapted for the home (built-in blinds, fitted cabinetry)? That leans fixture.
• Intention of the parties: What would a reasonable person expect? If the seller intended the item to form part of the sale, it’s likely a fixture.

Use these factors when you prepare your sale documents. Your lawyer or agent will advise you, but the clearest protection is writing.

Common items — default status and practical handling

• Built-in appliances (wall ovens, cooktops): Generally fixtures — included unless excluded in writing.
• Freestanding appliances (fridge, washer, dryer): Usually chattels — not included unless listed.
• Light fixtures and ceiling fans: Fixtures — included by default.
• Window coverings: Hardwired or custom blinds often treated as fixtures; curtains and rods are sometimes a gray area. Spell it out.
• Garage door openers and remotes: Openers are fixtures; remotes are often expected to be left for the buyer. List serials if needed.
• Sheds on concrete pads: Often fixtures; sheds on skids can be chattels. Confirm and list.
• Satellite dishes and antennas: Usually chattels if easily removed.

If you want any of these items to stay or go, add a clear line in the Agreement of Purchase and Sale.

Key paperwork every Georgetown seller must have ready

• Agreement of Purchase and Sale (APS): The core contract. List inclusions/exclusions in the APS or an attached schedule.
• Seller Property Information Statement (SPIS): Not mandatory, but commonly used to disclose known issues.
• Survey / Real Property Report (RPR) and Certificate of Location: Useful for boundary issues, encroachments and buyer confidence.
• Status Certificate (for condo sellers): Mandatory in Ontario — buyers rely on it.
• Mortgage discharge statement: Your lender provides this; lawyers handle the payoff and registration.
• Title search and title deed: Confirms ownership and any liens, easements or charges.
• Statement of Adjustments: Final calculations for property taxes, utilities and other pro-rated items at closing.
• HST documentation (if applicable): Most resale homes are exempt, but special situations (substantial renovations, commercial components) require review.

Get these documents organized and ready for your lawyer early. Delays often come from missing paperwork.

Closing mechanics specific to Georgetown sellers

• Land Transfer Tax (LTT): Ontario LTT applies; Halton Hills does not charge a separate municipal LTT. First-time buyer rebates may apply.
• Property tax adjustments: Your lawyer will prorate municipal taxes to the closing date. Bring copies of recent tax bills.
• Utilities and final reads: Arrange final meter reads and provide proof to the buyer or closing lawyer.
• Keys and remotes: Confirm how many sets and remotes are included in the APS and hand them over at closing.

These items are routine, but errors create friction. A local agent and lawyer who know Halton Hills practices will speed closing and protect you.

How to avoid disputes — the practical playbook for sellers

1. List everything. Create a clear schedule attached to the APS with every item you expect to leave or take. Use simple language: model numbers, serials, location.
2. Add photos. Attach dated photos of the items you list. Photos are fast proof.
3. Use standard forms and local clauses. The Ontario APS is widely used. Your agent should add an explicit inclusions/exclusions schedule.
4. Share the RPR or survey up front. If a fence or shed encroaches, disclose it.
5. Get a Status Certificate if you sell a condo. Buyers will ask; delaying this stalls offers.
6. Coordinate with your lawyer early. Send copies of all documents so the lawyer can clear title, confirm payoffs and prepare the deed.

Do this and you eliminate 90% of common closing issues.

Checklist for Georgetown sellers — paperwork and items to prepare now

• Complete and signed Agreement of Purchase and Sale with an attached “Items Included/Excluded” list.
• Copy of survey or Real Property Report and any Certificates of Location.
• Recent tax bills and utility account numbers.
• Mortgage details and contact info for your lender.
• Manuals, warranties and receipts for appliances or systems you are including.
• Photographs of any items listed as included.
• Home inspection report, if you plan to provide one.
• Keys, garage remotes, gate openers ready and labeled.

Start this checklist the day your home goes on market.

When HST matters (and when it doesn’t)

Most private resale homes are exempt from HST in Ontario. Exceptions arise for new builds, substantial renovations sold within a short window, and certain mixed-use or commercial sales. If you built an addition or extensively renovated before selling, consult your lawyer or accountant. When in doubt, get written confirmation.

Why a Georgetown-focused agent and lawyer matters

Local experience reduces surprises. A Halton Hills-savvy agent knows what buyers expect in Georgetown: typical inclusions, municipal quirks, and speed bumps in local closings. A real estate lawyer who closes frequently in Halton will perform title searches, handle Land Transfer Tax statements, discharge mortgages and register transfers cleanly.

If you want the job done fast and correctly, use a local team that writes everything down and follows through.

Ready to sell? Quick next steps

• Put your inclusions and exclusions in writing in the APS.
• Give your listing agent the survey and mortgage details immediately.
• Ask your lawyer to start a title search as soon as you accept an offer.

If you want help with any step — from drafting that items list to coordinating the lawyer — contact Tony Sousa at tony@sousasells.ca or call 416-477-2620. He handles Georgetown listings and knows how to eliminate closing surprises.

FAQ — Legal paperwork & included items for Georgetown home sellers

Q: By default, are appliances included in the sale?
A: Built-in appliances are usually included by default; freestanding appliances are not. State inclusion or exclusion in the APS.

Q: Are window blinds and curtains included?
A: Hardwired or custom-fitted blinds tend to be fixtures (included). Curtains can be a gray area—list them if you expect them to stay.

Q: Do condo sellers need special paperwork?
A: Yes. A current Status Certificate is necessary and buyers will request it. Provide it early to avoid delays.

Q: Who pays land transfer tax in Georgetown?
A: The buyer pays Ontario Land Transfer Tax. Halton Hills does not add a municipal LTT.

Q: Can a seller remove a fixture after accepting an offer?
A: No — removing a fixture after acceptance can be a breach of contract unless the APS specifically allows it. Always document exceptions in writing.

Q: What if a buyer claims an included item is missing after closing?
A: Disputes can lead to negotiation, small claims actions or a claim under the contract. Photographs, the written APS, and lawyer correspondence are your defense.

Q: Is HST charged on resale homes?
A: Generally no. Most private resale homes are HST-exempt. New builds and certain renovated sales may be subject to HST — check with your lawyer.

Q: What paperwork should I give my lawyer at the start?
A: Agreement of Purchase and Sale, survey/RPR, mortgage information, recent tax bills, condo documents (if applicable), and any warranties/manuals for included items.

Q: Do I need a survey?
A: Not always, but a Real Property Report or survey reduces title issues and buyer concerns. If you don’t have one, expect questions about boundary, pool or fence encroachments.

Q: How do I list exclusions clearly?
A: Add a schedule to the APS with a numbered list: item, location, make/model/serial where applicable, and a photo. Keep it simple and attach to the contract.

Sell smart: assume nothing stays or goes unless it’s written. That rule protects your timeline, your proceeds and your peace of mind. For Georgetown-specific guidance and a closing that runs without surprises, reach out to Tony Sousa at tony@sousasells.ca or 416-477-2620. Visit https://www.sousasells.ca for listings and local resources.