What to Leave Behind When Selling Your Las Vegas Home

by Ryan Rose

You are packing up and preparing to hand over the keys. But what stays with the house and what goes with you? Confusion about what to leave behind creates disputes, delays closings, and damages relationships between buyers and sellers. Understanding what is expected prevents problems.

The General Rule: Fixtures Stay

The legal distinction is between fixtures and personal property:

Fixtures are items permanently attached to the property. They transfer with the home unless specifically excluded in the contract.

Personal property is movable and belongs to you unless specifically included in the contract.

Typically Stays (Fixtures)	Typically Goes (Personal Property)
Built-in appliances	Furniture
Light fixtures	Lamps (plug-in)
Window treatments (mounted)	Curtains on portable rods
Ceiling fans	Portable fans
Mounted TVs (sometimes disputed)	Freestanding TVs
Landscaping	Potted plants

What Definitely Stays

These items are expected to remain:

Built-in appliances. Dishwasher, built-in microwave, garbage disposal, water heater, and HVAC system.

Range and oven. In Las Vegas, the stove and oven typically convey even if freestanding.

Light fixtures. All installed lighting stays unless specifically excluded.

Ceiling fans. Installed fans are fixtures.

Window blinds and shutters. Mounted window treatments stay.

Garage door openers. Including remotes.

Smoke and carbon monoxide detectors. Required by law.

Bathroom fixtures. Mirrors, towel bars, toilet paper holders.

Pool equipment. If you have a pool, all equipment stays.

Gray Areas

Some items cause disputes. Clarify these in the contract:

Refrigerator. Not technically a fixture but often expected to stay. In Las Vegas, refrigerators commonly convey. Clarify in writing.

Washer and dryer. Personal property. Some sellers include them, others do not. Specify in the contract.

Wall-mounted TVs. The TV is personal property, but the mount is a fixture. If you take the TV, leave the mount or patch the wall.

Smart home devices. Thermostats like Nest, video doorbells, and smart locks are gray areas. If hardwired, they are typically fixtures. Battery-operated devices may go with you.

Outdoor furniture. Personal property unless built-in.

Storage sheds. If permanently installed, it stays. Portable sheds can go with you.

What Buyers Expect

Beyond legal requirements, buyers have expectations:

Clean home. The final walkthrough confirms the home is broom-clean. Remove all your belongings and debris.

Working systems. Everything that stays should function properly.

Matching appearance. The home should look like it did in photos and showings.

All keys and access. House keys, garage remotes, mailbox keys, pool keys, gate remotes, and security codes.

Excluding Items You Want to Keep

If you want to take something that would normally stay:

Exclude it in the listing. Note exclusions in the MLS listing from the start.

Replace it. If you want to take a special chandelier, replace it with something comparable before listing.

Get it in writing. Any exclusion should be clearly stated in the purchase contract.

Including Extra Items

Sometimes sellers include extra items to sweeten the deal:

Furniture. If buyers want it and you do not want to move it, include it.

Appliances. Including all appliances can make your home more attractive.

Outdoor equipment. Pool cleaning equipment, lawn mowers, or specialized tools.

List included items in the contract to avoid confusion.

Moving Day Reminders

Before you hand over keys on closing day:

Check every room. Do not leave items in closets, garage, or attic.

Remove all trash. Take garbage and recycling.

Clean thoroughly. Sweep, vacuum, and wipe surfaces.

Gather all keys and remotes. Leave in a designated spot or with your agent.

Document condition. Photos protect you if disputes arise.

When Problems Occur

If buyers discover missing items or damage at the final walkthrough:

Credits may be requested. Buyers may ask for money to replace missing items.

Closing may be delayed. Significant issues can hold up the transaction.

Legal disputes. In extreme cases, buyers may have legal remedies.

Clear communication and documentation prevent these problems.

Where to Start

If you are preparing to sell your Las Vegas home and have questions about what stays and what goes, I can help you navigate these details and ensure a smooth closing.

Ready to discuss your sale? Request a free home evaluation here or reach out directly to talk through your options.

Frequently Asked Questions About What to Leave When Selling Your Las Vegas Home

Q1: What is the difference between fixtures and personal property?

Fixtures are items permanently attached to the property and transfer with the home unless specifically excluded in the contract. Personal property is movable and belongs to you unless specifically included in the contract. For example, built-in appliances and light fixtures are fixtures, while furniture and portable lamps are personal property.

Q2: Does the refrigerator stay with the house when I sell?

In Las Vegas, refrigerators commonly convey with the home even though they are not technically fixtures. However, this should be clarified in writing in your purchase contract to avoid confusion or disputes with buyers.

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

Yes, but you must exclude them in the listing from the start and replace them with comparable fixtures before listing. Any exclusion should be clearly stated in the purchase contract. Removing light fixtures without proper documentation can lead to disputes at closing.

Q4: What happens if I take something the buyer expected to stay?

If buyers discover missing items at the final walkthrough, they may request credits to replace those items, the closing may be delayed, or in extreme cases, legal disputes may arise. Clear communication and documentation in the purchase contract prevent these problems.

Q5: Do I need to leave my washer and dryer?

Washers and dryers are considered personal property and do not automatically convey. Some sellers include them to make the home more attractive, while others do not. Whatever you decide should be specified clearly in the purchase contract.

Q6: What should I do with my wall-mounted TV?

The TV itself is personal property and can go with you, but the mount is considered a fixture. If you take the TV, you should either leave the mount installed or properly patch and paint the wall where it was mounted to avoid issues at the final walkthrough.

Q7: Are smart home devices like Nest thermostats considered fixtures?

Smart home devices are gray areas. If they are hardwired into the home, they are typically considered fixtures and should stay. Battery-operated devices may go with you. It's best to clarify the status of these items in the purchase contract to avoid disputes.

Q8: What condition should the home be in at the final walkthrough?

The home should be broom-clean with all your belongings and debris removed. Everything that stays should function properly, and the home should look like it did in photos and showings. You should also provide all keys, garage remotes, mailbox keys, and security codes.

Q9: Does pool equipment stay with the house?

Yes, if you have a pool, all associated equipment stays with the property. This includes pumps, filters, cleaning equipment, and any built-in features. Pool equipment is considered part of the pool system and transfers with the home.

Q10: What items must I leave for legal reasons?

You must leave all smoke detectors and carbon monoxide detectors, as they are required by law. You should also leave all built-in appliances, installed light fixtures, garage door openers with remotes, and any other permanently attached fixtures unless specifically excluded in writing.

Q11: Can I include extra items to make my home more attractive to buyers?

Yes, you can include furniture, appliances, or outdoor equipment to sweeten the deal. If you don't want to move certain items and buyers want them, including them can make your home more attractive. Just make sure all included items are listed in the contract to avoid confusion.

Q12: How do I handle buyer repair requests related to items that should stay?

If buyers request repairs on fixtures or systems that are staying with the home, you'll need to address these during the inspection period. Understanding how to handle buyer repair requests is crucial for a smooth transaction. Clear documentation of what stays and its condition helps prevent disputes.