Fixtures vs Chattels: What Stays and What Goes When You Sell Your Brisbane Home
When selling your home, one of the most common points of confusion, and potential disagreement, is understanding the difference between fixtures and chattels. In Queensland, this distinction matters, because fixtures are assumed to stay with the property unless specifically excluded in the contract, while chattels do not form part of the sale unless agreed upon.
What Is a Fixture?
A fixture is anything that's physically attached to the property in a permanent or semi-permanent way. If removing it would cause damage or leave a noticeable void, it's generally considered a fixture and is expected to stay with the home after settlement.
Common fixtures include:
- Built-in wardrobes and cabinetry
- Ovens, stovetops and rangehoods
- Integrated dishwashers
- Ceiling fans and light fittings
- Air conditioning units (particularly split systems)
- Bathroom mirrors affixed to the wall
- TV mounting brackets
- Window coverings (like blinds or shutters) attached to the frame
- Security systems and hardwired intercoms
- Garden sheds bolted or structurally fixed to a slab
- In-ground pools and built-in spas
A Practical Example
Take curtains and blinds, for instance. Curtain rods and blind fixtures are considered part of the property and therefore remain. The curtains and fabric themselves sit in a bit of a grey area legally, since they detach without damage, but standard practice across most Queensland sales treats them as staying with the home. If you're particularly fond of a certain set of curtains or a decorative blind fabric, you're entitled to take them only if this is clearly stated as an excluded fixture in the contract.
The same logic applies to wall-mounted TVs. The bracket is fixed to the wall and stays. The TV itself is not part of the fixture, it comes off the bracket without tools or damage, so it's a chattel and leaves with you unless you've agreed to include it in the sale.
Without this clarification, the buyer has every right to expect ambiguous items will be left behind. It's a small detail that can make a big difference, and is best managed before the property is even listed.
What Is a Chattel?
Chattels are items not affixed to the home, things you can move without tools or damage. These are not automatically included in the sale, but can be negotiated.
Chattels typically include:
- Freestanding fridges, washing machines and dryers
- Wall-mounted TVs
- Microwaves and small appliances
- Outdoor furniture
- Potted plants
- Rugs and loose carpets
- Wall art and mirrors not fixed
- Portable BBQs and patio heaters
Be Clear to Avoid Conflict
Buyers and sellers alike benefit from transparency. If you want to take an item that's normally considered a fixture, or include a chattel in the sale, discuss this with your agent before the property hits the market. The REIQ Contract for Houses and Residential Land has dedicated fields in the Reference Schedule for Excluded Fixtures and Included Chattels. That's where these agreements need to be documented in writing, not left as a verbal understanding between agent and buyer.
If you're thinking of selling and want expert guidance on presenting your home, and your contract, with confidence and clarity, get in touch with the team at Glynis Austin Properties. We'll make sure every fixture and chattel is accounted for before your sale hits the market.