Fixtures and fittings: what stays when you sell in NI?

By James Gorman

Agree the contents before packing

When selling a house in Northern Ireland, make a clear written record of the items included in the sale and ask your solicitor to confirm how that agreement is recorded in the contract. Do not rely on what the buyer saw at a viewing or on a quick conversation about leaving something behind.

For a Derry homeowner, a room-by-room list is a useful starting point. It helps your agent describe the property accurately and lets you plan removals without a last-minute disagreement over the cooker, curtains or shed.

The official nidirect home-buying guide explains that the contract lists items included in the sale or agreed for purchase. Your own solicitor should advise on any disputed or unusual item.

Fixtures and fittings are not a substitute for a list

People often use fixtures to mean things attached to the building and fittings to mean more moveable items. That shorthand is not enough to settle what you can remove from a particular house. How an item is installed, the property circumstances and the contract can all matter.

Use plain descriptions instead of broad promises such as everything fitted stays. State the room, the item and whether you propose to include it, remove it or discuss a separate sale. Flag anything you are unsure about before committing to an answer.

A practical room-by-room checklist

Kitchen and utility: list the oven, hob, extractor, fridge, freezer, dishwasher, washing machine and tumble dryer individually. Note which are integrated and which are freestanding. Make clear whether an appliance belongs to you and whether you know of a fault.

Living rooms and bedrooms: check curtains, blinds, poles, light fittings, fitted wardrobes and shelving. Identify a particular pendant or wall-mounted item you hope to take, rather than assuming the buyer will recognise it as personal property.

Garden, garage and outbuildings: include the shed, greenhouse, water butt, outdoor storage and any substantial play equipment. Separate loose pots and garden furniture from items fixed in place. Ask your solicitor about anything whose removal could affect the property or the agreed sale.

An entry might read: kitchen, freestanding fridge-freezer, proposed exclusion, buyer and solicitor confirmation outstanding. Mark proposals as proposals until they are agreed; a personal checklist is not the final contract.

Handle separate prices and replacements clearly

If you want to offer furniture or appliances separately, identify each item and the proposed price. Do not present optional contents as included in the house price. Ask your solicitor to document any agreement and advise on the treatment of separate payments.

If you hope to take a light fitting or another installed item, discuss both its removal and what will replace it. Agree the condition in which the area will be left. Use an appropriate professional for work that needs one, and do not remove anything contrary to the contract.

Tell the agent if an inclusion changes while marketing is under way. Keeping the description, viewing discussions and legal paperwork aligned is more useful than trying to explain the difference on moving day.

Remember smart devices and account access

Doorbells, cameras, heating controls and chargers need a practical handover as well as a decision about ownership. Record which physical devices are included and check the manufacturer's process for transferring them to a new owner.

Do not hand over a personal email password or leave private recordings on a device. Arrange account removal or resetting at the appropriate point in the handover, without disabling agreed security or heating arrangements prematurely. Collect the relevant manuals and installation records where available.

Check the agreed list before completion

Work from the final agreement, not an early packing list. Walk through the rooms, loft, garage and garden, checking that included items remain and anything you are required to clear has been dealt with. Send any proposed change through the agent and solicitor rather than assuming silence means agreement.

Contents and occupancy are related but separate questions. Read our vacant possession guide for the wider handover, and our sale documents checklist for the paperwork to gather.

Preparing your Derry home for sale?

Start with a free property valuation in Derry, or contact James Gorman Property to discuss the property and your selling plans. Bring the contents list to that conversation so the proposed marketing reflects what you intend to sell.

This is a practical preparation guide, not legal advice. Your solicitor should confirm the terms for your own sale.