Can I ask the seller to include appliances or
furniture?
“Can I ask the seller to include appliances or furniture?” — Want the fridge and the living room set with your new Milton house? Read this first.
Quick answer
Yes. You can and should ask. In Ontario, anything not permanently fixed to the property is typically a chattel. Sellers can include or exclude chattels and furniture in the sale. The simple act of asking is powerful — but how you ask, how you write the offer, and where Milton’s market sits will determine whether you get them.
Why this matters in Milton real estate
Milton is a commuter hotspot with steady demand, growing families, and active resale and new-build markets. Buyers value move-in-ready homes. Asking for appliances or furniture can:
- Save you thousands on new appliances and staging costs.
- Speed up your move.
- Make older homes more competitive against new builds that often include finishes and appliances.
But Milton’s strong demand in sought-after pockets means sellers often field multiple offers. If you ask for extras the wrong way, you can lose the house. Ask smart. Trade smart.
Chattels vs fixtures — the legal baseline (Ontario)
Understand the words buyers and agents use. In Ontario:
- Chattels are personal property that can be removed without damage — freestanding fridges, washer/dryer, sofas, curtains.
- Fixtures are attached to the home — built-in ovens, central vac, light fixtures, and anything nailed, glued, or bolted. These usually convey automatically unless excluded.
Listings often state what’s included. But a verbal promise isn’t enough. Put it in the offer. Be precise: list each item or use clear catch-all language plus a Schedule A list.
Exactly what to write in the offer (use this sample)
Right wording avoids confusion at closing. Use specific, crisp language in your Offer to Purchase (Form 100) or equivalent. Sample clause:
“The Buyer requests that the following chattels be included in the purchase price and conveyed to the Buyer at closing: [insert list: Fridge (brand/model), Stove, Washer, Dryer, All living room furniture as shown in MLS photos]. These items are included ‘as is’ unless otherwise specified.”
Add a condition if you want protection:
“This offer is conditional upon a satisfactory inspection of the included chattels within X days of acceptance.”
For high-value furniture, add serial numbers or photographs and a simple list attached to the agreement.
Negotiation tactics that work in Milton
- Trade value, not words.
- Offer to pay a small premium rather than insist on free items if the seller is getting multiple offers. Sellers often prefer a higher clean price over extra items.
- Use inclusion as a tie-breaker.
- If you can’t outbid another buyer on price, offer key conveniences: flexible closing date, willingness to waive minor conditions, or covering a portion of moving costs in exchange for specific appliances/furniture.
- Prioritize what matters.
- Prioritize built-in or essential appliances: fridge, range, washer/dryer, and central air. Furniture is negotiable and often carries less weight.
- Make it neat and unambiguous.
- Be specific. Name models or reference MLS photo numbers. Use an attached inventory sheet.
- Don’t surprise the seller late.
- If inclusion of chattels is important, state it up front in your offer, not as a last-minute demand.
Example scenarios — Milton-specific context
Scenario A — A family-sized detached in Beaty: The seller moved for work and wants a quick close. You offer full list price, flexible closing, and request fridge, stove, washer/dryer. Seller accepts because it simplifies their move.
Scenario B — A trendy bungalow in downtown Milton with competing offers: Other buyers waive conditions. Instead of asking for furniture, offer full price and request only the washer/dryer. Small asks are more likely to be accepted in a hot bidding environment.
Scenario C — New-build townhome: Most builders include select appliances. Asking the builder for additional furniture is unlikely to work, but you can negotiate upgrades or promotional bonuses if you’re closing during a builder promotion.
These examples show: strategy depends on the micro-market and seller motivation.
Inspection and condition — don’t skip this
If appliances are included, they should be inspected or at least tested. Common-sense steps:
- Include a clause for inspection of included appliances within the conditional period.
- Note “as is” if the seller won’t repair. If you accept “as is,” consider a modest price reduction.
- Keep receipts or serial numbers on the agreement for higher-value items.
Pricing considerations
Don’t assume free is free. Either:
- Increase your offer price by a reasonable amount and get the items included, or
- Keep price lower but ask for the items and risk losing the bid if the seller gets higher offers.
A quick rule: a used mid-range fridge/storage set might add $300–$1,200 in value; washer/dryer $300–$1,000. High-end or custom pieces command more. In Milton’s market, sellers often weigh the convenience of taking fewer things to the new home vs. a few hundred dollars.
What sellers should know (brief)
If you’re selling in Milton: leaving appliances or furniture can sweeten your offer and help sell faster. But be clear in the listing and agreement. If you plan to take items, explicitly exclude them in your MLS description and in the Agreement of Purchase and Sale.
Common pitfalls and how to avoid them
- Vague language: Avoid “appliances included” without a list. Specify.
- Last-minute changes: Sellers who promise items verbally but leave them on moving day create closing disputes.
- Condition neglect: Don’t accept an old appliance without inspection.
- Assuming built-ins are negotiable: If it’s a fixture, it transfers unless specifically excluded.
Negotiation scripts — say this, not that
Do: “We’ll offer X and request the fridge and washer/dryer as listed in Schedule A. We’re flexible on closing.”
Don’t: “You have to leave everything.” That’s a deal-killer.
If competing offers are present: “We’ll match the highest clean price if the seller includes the fridge and stove and allows a June 30 closing.”
Closing checklist for included items
- Verify items are in the house at final walkthrough.
- Confirm operation (test the dishwasher, dryer heat, fridge cycles).
- Ensure any warranty transfers or document serial numbers.
- Capture a photo inventory at the final walkthrough.
Final thought — Ask with leverage, not entitlement
In Milton’s market, buyers who ask thoughtfully and add value win. Sellers who respond with clarity close faster. The bargaining power swings with inventory and demand, so be practical. Build offers that give sellers reasons to say yes while protecting your position.
FAQ — Offers, negotiation, and included items in Milton, ON
Q: Can a seller refuse to include appliances or furniture?
A: Yes. Inclusion is negotiable. If it’s not in the listing or bid, the seller can refuse. Make it part of the legally binding offer to secure it.
Q: Are appliances considered part of the sale by default in Ontario?
A: No. Only fixtures are assumed part of the property. Appliances are chattels unless the listing or offer states otherwise.
Q: Should I ask for furniture in a competitive Milton market?
A: Only if it’s essential. In multiple-offer situations, ask for small, reasonable items or offer non-price benefits instead.
Q: Can I close faster by including or excluding appliances?
A: Including appliances often speeds up closing since sellers take less to move. But it depends on seller motivation and logistics.
Q: What if an included appliance fails after closing?
A: If included “as is,” the buyer assumes the risk unless the contract states a warranty or repair obligation. Use inspection clauses to reduce risk.
Q: How do I list items in the offer to avoid disputes?
A: Be specific. List brand/model/serial numbers when possible. Attach a Schedule A inventory and reference it in the offer.
Q: Who pays for disconnecting or moving heavy appliances?
A: Typically the seller, unless negotiated otherwise. Clarify in the offer if you expect the seller to leave items in operating condition and connected.
Ready to make an offer that wins and keeps what you need? I’ll write the language, set your strategy for Milton’s micro-market, and negotiate cleanly. Contact Tony Sousa — Milton Realtor: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
