What Should Las Vegas Sellers Leave Behind for Buyers?

by Ryan Rose

You're packing up. The moving truck is coming. But what stays with the house? What can you take? And what should you leave even if you don't have to?

Let's clear up the confusion.

What Must Stay: Fixtures

The general rule: If it's attached to the house, it stays. These are called fixtures. They include:

Built-in appliances. Dishwasher, built-in microwave, cooktop, wall ovens. These are fixtures.

Light fixtures. Chandeliers, ceiling fans, mounted lights. Even the fancy dining room chandelier stays unless specifically excluded in the contract.

Window treatments attached to the wall. Blinds, shutters, and mounted curtain rods typically stay.

Bathroom fixtures. Mirrors mounted to the wall, towel bars, toilet paper holders.

Landscaping. Plants in the ground stay. Potted plants go with you.

Garage door openers. Including all remotes.

TV mounts. If it's bolted to the wall, it's a fixture. The mount stays (the TV goes with you).

What You Can Take: Personal Property

Anything not attached is personal property and goes with you:

Freestanding appliances. Your refrigerator (unless negotiated otherwise), washer, dryer.

Furniture. All of it, unless specifically sold with the house.

Curtains and drapes. The fabric panels typically go with you, even if the rods stay.

Potted plants. Inside or outside, if it's in a container, it's yours.

Electronics. TVs, sound systems, computers.

Decorations. Artwork, mirrors that aren't mounted, decorative items.

The Gray Areas

Some items cause disputes. Clarify these in your contract:

Refrigerator. Not technically a fixture, but many buyers expect it. Clarify whether it stays or goes.

Washer and dryer. Same situation. Often expected but not required to stay.

Special light fixtures. If you have a chandelier with sentimental value, exclude it in writing and replace it before listing.

Outdoor items. Playsets, sheds, basketball hoops. Are they staying? Specify.

Smart home devices. Thermostats like Nest, Ring doorbells, smart locks. These are often attached but also tied to your accounts. Clarify what stays and plan to transfer or reset them.

What You Should Leave (Even If Not Required)

Good sellers leave helpful items:

Manuals and warranties. Appliance manuals, HVAC documentation, warranty information.

Extra paint. Touch-up paint for walls, labeled by room.

Spare parts. Extra tiles, flooring pieces, cabinet hardware.

Keys and codes. All house keys, garage remotes, mailbox keys, alarm codes, gate codes.

A clean house. Not required but expected. A dirty house at final walkthrough creates problems.

What Buyers Often Request

During negotiations, buyers commonly ask for:

Refrigerator
Washer and dryer
Patio furniture
Storage shelving
Window treatments

You can agree, refuse, or negotiate. Nothing wrong with including items to sweeten the deal or asking for extra money if they want your appliances.

Avoiding Final Walkthrough Issues

The final walkthrough is where problems surface. Buyers expect to see everything that was supposed to stay. If you took the dining room chandelier you promised to leave, expect a problem.

Tips to avoid issues:

Read your contract carefully for included/excluded items
Replace anything you exclude before closing
Leave the home broom-clean
Don't take anything attached unless specifically excluded

The Bottom Line

Fixtures stay. Personal property goes. Gray areas should be clarified in your contract. When in doubt, be generous. Leaving helpful items and a clean house creates goodwill and smooth closings.

Questions about what to leave behind when selling your Las Vegas home? Let's clarify before it becomes an issue.

Frequently Asked Questions: What Las Vegas Home Sellers Should Leave Behind

Q1: What's the difference between fixtures and personal property?

Fixtures are items permanently attached to the home and must stay with the property, such as built-in appliances, light fixtures, and mounted mirrors. Personal property includes items that are not attached, like furniture, freestanding appliances, and electronics, which typically go with the seller unless negotiated otherwise in the contract.

Q2: Do I have to leave my refrigerator when selling my Las Vegas home?

No, refrigerators are technically personal property and not required to stay. However, many buyers expect the refrigerator to remain with the house. It's best to clarify in your purchase contract whether the refrigerator stays or goes to avoid confusion during the final walkthrough.

Q3: Can I take my chandelier or special light fixtures?

Light fixtures are considered fixtures and must stay unless specifically excluded in writing in your sales contract. If you have a chandelier with sentimental value, you should exclude it before listing and replace it with a suitable alternative to avoid disputes at closing.

Q4: What should I do with smart home devices like Ring doorbells or Nest thermostats?

Smart home devices are a gray area since they're attached but tied to your personal accounts. Clarify in your contract whether they stay or go. If leaving them, plan to transfer ownership or perform a factory reset. If taking them, replace them with standard versions before closing.

Q5: Do window treatments stay with the house?

Mounted window treatments like blinds, shutters, and curtain rods typically stay as they're attached to the walls. Fabric curtains and drapes that hang on the rods are usually considered personal property and can go with you, though this should be clarified in your contract to avoid confusion.

Q6: What helpful items should I leave for the new buyers?

Good sellers leave appliance manuals and warranties, touch-up paint labeled by room, spare parts like extra tiles or flooring, all keys and remote controls, garage codes, alarm codes, and gate codes. These items create goodwill and help ensure a smooth transition for the new owners.

Q7: Do landscaping and plants stay with the house?

Plants in the ground are considered part of the property and must stay with the house. However, potted plants in containers are considered personal property and can go with you. Outdoor structures like playsets, sheds, and basketball hoops should be clarified in your contract.

Q8: What happens if I take something I was supposed to leave?

Taking items that were supposed to stay will be discovered during the final walkthrough and can delay or jeopardize your closing. Buyers may demand compensation, ask for the item to be returned, or request funds be held from escrow. Always review your contract carefully and honor what you agreed to leave.

Q9: Should I leave my washer and dryer?

Washers and dryers are personal property and not required to stay, but they're commonly requested by buyers. You can negotiate whether they stay as part of the sale, exclude them and take them with you, or agree to leave them for additional compensation. Be clear in your contract to avoid disputes.

Q10: How clean should the house be when I move out?

While not legally required, you should leave the house "broom-clean," meaning free of trash, debris, and personal belongings. A dirty house at final walkthrough creates problems and bad feelings. Professional cleaning is not required but leaving the home in good condition demonstrates respect for the buyers and facilitates a smooth closing.

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Ryan Rose

Agent | License ID: S.0185572

+1(702) 747-5921 | ryan@rosehomeslv.com