What are fixtures vs chattels in real estate?
Fixtures are items permanently attached to or part of a property that transfer with the sale, while chattels are movable personal goods that remain the seller's property unless explicitly included in the offer.
In property law, fixtures and chattels represent a key boundary that shapes what passes from seller to buyer at closing. A fixture is an item affixed to the real property, typically by bolts, nails, adhesive, or other permanent means. Built-in cabinets, light fixtures wired into the electrical system, HVAC equipment, and flooring installed beneath the surface are standard examples. Chattels, by contrast, are movable personal goods not attached to the structure: furniture, lawnmowers, artwork, or appliances that sit freely on counters.
The distinction matters because the deed and purchase price cover fixtures by default, but chattels do not. A seller may remove their dining room chairs or take a portable air conditioner, but they cannot legally remove a ceiling fan that is hardwired into the home. Grey areas exist, particularly with items like kitchen appliances, which may be fixtures if built-in or chattels if freestanding.
When drafting offers, residential sales professionals in London, Ontario will specify inclusions and exclusions in schedules or addenda to avoid disputes at closing. Precise language prevents costly confusion: an offer might state "stove included, refrigerator excluded" or "all window coverings included except the drapes in the master bedroom." This clarity protects both parties and speeds transaction completion.