Homebuyers preparing for final walk-throughs ahead of closing may encounter unexpected issues when items they anticipated to remain are missing or altered. Common questions arise around what constitutes personal property versus fixtures that should stay with the home, as well as how damages such as holes in walls should be addressed.

Generally, fixtures—items permanently attached to the property like built-in cabinets, window treatments, and shower rods—are considered part of the home and expected to remain. Conversely, personal property such as free-standing mirrors, removable curtains, and wall-mounted televisions typically belong to the seller unless explicitly included. For example, curtain rods, blinds, shades, and shower curtain rods are usually considered fixtures, while curtains or shower curtains themselves are not. Similarly, while a wall-mounted TV is personal property, its mounting bracket generally remains.

Buyers and sellers are advised to clarify such distinctions early on, ideally within the purchase agreement, to avoid last-minute surprises. The purchase contract typically outlines which items are included in the sale and which are excluded, and it is often prepared by the buyer’s agent as part of the offer. Sellers can negotiate terms, but clear communication is critical to prevent disputes at closing.

If discrepancies arise during the final walk-through—such as a buyer discovering that certain items are missing—both parties should seek resolution, either by returning the item or negotiating compensation. However, these negotiations can become complicated without contractual guidance, especially when parties disagree on whether an item should have stayed or been removed. Legal counsel may be necessary to interpret contracts and local laws governing such situations.

Local customs and regulations also play a role in expectations. For instance, in New York City, sellers are commonly required to fill holes in walls larger than a dime, though matching paint color is not typically mandated. Sellers are generally responsible for basic maintenance rather than cosmetic renovations.

Maintaining cordial relations throughout the transaction is essential, as tension during walk-throughs can sometimes lead to unexpected issues. There have been reports of sellers removing decorative items or even lightbulbs, actions that can strain negotiations and final closings.

Ultimately, buyers and sellers should communicate openly through their agents about what will remain, what will go, and the condition in which the property should be left. Clear contracts and advance discussions help minimize disputes and ensure smoother closings.