Fixtures and Fittings

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What Are Fixtures & Fittings?

‘Fixtures’ are items that are fixed to the walls or floor. ‘Fittings’ are free standing items. But there is no legal definition for fixtures and fittings.

Examples of Fixtures:

  • Electric sockets
  • Light fixtures
  • Security alarm systems
  • Television aerials and satellite dishes
  • Fires and fire surrounds
  • Central-heating boilers and radiators
  • Plumbing installations
  • Fixed furniture
  • Kitchen units
  • Built in wardrobes, cupboards or shelf units

Examples of fittings:

  • Carpets
  • Blinds, curtains and curtain rails
  • Paintings or mirrors
  • Ovens
  • Refrigerators
  • Washing machines and Dryers
  • Beds/sofas and other free standing furniture
  • Lamps and lampshades

What’s the fuss?

During a property transfer, there can be disagreements regarding the fixtures and fittings. When a property is sold, it’s important that both sides agree on what fixtures and fittings will be included in the sale. So it’s important that the buyer knows what items the seller will take with them and what item they’ll leave behind. The most common things taken by the seller include washing machines, light fittings and furniture.

Many buyers presume that certain items will be included in the property sale and will be left by the seller. But when it comes to buying a house, never presume anything that isn’t written down in the contract. There are so many horror stories of buyers that have made false presumptions. (for example: They’ve even taken the #?x!@x lawn!)

Up to 7/10 buyers will find themselves in a dispute over certain fixtures. That is why you should agree on what will be included and what will be excluded in advance of the completion date.

It’s up to the seller to draw up an inventory list included in the sale. It is generally assumed that fixtures will be left but fittings will be removed, unless stated otherwise. Fixtures can’t be removed without the buyer being forewarned otherwise the seller will have to pay to replace the fixture. But if your contract isn’t legally tight or you fail to check the inventory properly you’ll lose out.

Even if items have been illegally removed, claiming back items can involve court procedures and hefty fees…

Does stamp duty apply to fixtures and fittings?

Stamp duty does apply to those fixtures and fitting attached to the building but it doesn’t apply to removable ones like free standing furniture, carpets and curtains. For more info on this visit our Stamp Duty page.

Fixtures and Fittings Form

There’s a form for fixtures and fittings, the TA 10 form. This form makes it clear what items are included in the sale. The form is not compulsory, but by clearly identifying what is and is not included in the sale you can avoid problems.

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