The short answer: the contract decides, not assumptions. In Virginia, the standard sales contract used across Northern Virginia includes a section titled 'Personal Property and Fixtures' that spells out exactly what conveys to the buyer. The core rule is simple. Fixtures, meaning items permanently attached to the home, stay with the property. Personal property, meaning items you could carry out the front door, leaves with the seller unless the contract says otherwise. In Fairfax and Arlington, this section of the contract is where most buyer questions about 'what comes with the house' get answered.
The automatic inclusions are broader than many buyers expect. Built-in heating and cooling equipment, plumbing and lighting fixtures, storm windows and doors, installed wall-to-wall carpeting, window blinds and shades, smoke detectors, and exterior trees and shrubs all convey. Modern additions are covered too. Installed or hardwired smart home devices such as smart switches, thermostats, doorbells, and security cameras stay, as do electric vehicle charging stations. One common surprise: surface-mounted electronics like TVs do not convey, though their wall mounts and brackets do.
The items buyers and sellers actually argue about are covered by a checklist in the contract. Items marked YES convey: the refrigerator, washer and dryer, stove or range, dishwasher, garage door opener, ceiling fans, and window treatments, among others. The pattern is consistent. Blinds attached to the window frame are fixtures; the curtains hanging from them are personal property and usually go. The TV mount stays; the TV leaves. Leased items are a separate category. Water treatment systems, security monitoring, and similar service contracts do not convey without a separate written agreement, so Ashburn buyers should ask about those early.
The practical takeaway: never assume, and never rely on what you saw in listing photos. If you are buying, walk the home with your agent and write every item you want into the contract before you sign. If you are selling, exclude in writing anything you plan to take, especially anything visible in the photos. Disputes are decided by what is in the contract, and the final walkthrough is your verification step. Compare the home against the contract list before settlement. If you are buying in Northern Virginia and want a straight read on what should convey, text or call (571) 441-1031.
FAQ
Is the refrigerator included when buying a home in Virginia?
Only if the contract says so. The Virginia sales contract has a checklist, and the refrigerator is one of the items the seller marks yes or no. If marked yes, it conveys; otherwise a freestanding refrigerator is personal property and leaves with the seller. If you want it, have your agent write it in.
Do curtains and blinds stay with the home?
Blinds and window shades convey because they are attached to the window; curtains usually do not, since they are personal property. Curtain rods and window treatment hardware are attached and typically stay. When in doubt, put the item in the contract.
Do smart home devices stay in a Virginia home sale?
Installed or hardwired smart devices convey under the current Virginia contract: smart switches, thermostats, doorbells, and security cameras, along with electric vehicle charging stations. Surface-mounted electronics like TVs do not convey, though their mounts and brackets stay.
Can I negotiate furniture or decor into the purchase?
Yes. Anything the buyer and seller agree on in writing can convey, and personal property is often handled on a separate bill of sale so the mortgage underwriting stays clean. Your agent writes it into the contract so there is no dispute at the walkthrough.