Fixtures and Fittings Role in Property Sales and Rentals

Are you confused between the removable and permanently attached items of the property?  The classification of items as fixtures or fittings directly impacts property valuations and influences purchase prices. As an experienced Property Management Company, we answer your most pressing questions about fixtures and fittings to help you protect your property investments and avoid disputes.

What are Fixtures and Fittings?

Fixtures are assets permanently affixed to the property. They are immovable and cannot be removed while moving out. They are physically attached to the property and can’t be easily removed without causing any damage. But remember, fixtures are firmly bolted into the property, but not structurally built-in.

Fittings are the movable parts of the property that are not permanently fixed to the property. They can be easily removed without causing permanent damage to the property.

Fixtures are often confused with fittings, but they cannot be used interchangeably. The key differences are given below:

Aspect	Fixtures	Fittings
Attachment	Physically attached to the property	Not Permanently Attached to the Property
Removal	It can’t be easily removed without causing damage.	Can be easily removed without causing damage
Inclusion in Sale	Generally included in the sale, unless both buyer and seller have agreed otherwise in the contract.	Not included in the sale, unless both buyer and seller have agreed.
Physical Connection	Firmly fixed to the property structure	Can be either free-standing or loosely attached with the help of hangings or nails
Examples	• Built-in wardrobes• Kitchen cabinets• Radiators	• Free-standing furniture• Curtains• Garden furniture

Fixtures and Fitting Examples

Here is the detailed explanation of the examples of fixtures as well as fittings in the home:

Bathroom

Your bathroom has both fixtures and fittings attached to it:

Example of Fixtures in the Bathroom

The fixtures are the permanently attached or plumbed-in assets of bathrooms.

1. Bathtubs
2. Toilet and Cisterns
3. Showers
4. Sinks 
5. Taps or Faucet
6. Towel Rails
7. Radiators
8. Lights bulbs 
9. Electric Sockets
10. Toilet Paper holders

Examples of Fittings in the Bathroom

The fittings in the washroom are the items you add in the bathroom, except fixtures:

1. Toilet Seats
2. Soap Dispensers
3. Mirrors
4. Cabinets
5. Curtains
6. Removable Shower Heads

Kitchen 

The examples of kitchen fixtures and kitchen fittings are given below: 

Kitchen Fixtures	Kitchen Fittings
Built-in cabinets and cupboards	Free-standing refrigerator
Kitchen worktops	Microwave oven
Integrated dishwasher	Kitchen table
Built-in oven	Kitchen chairs
Built-in hob	Free-standing freezer
Kitchen sink and taps	Small appliances (kettle, toaster)
Extractor hood	Portable kitchen island

Other Examples for Fittings and Fixtures in a Home

• Other items in the house installed as fixtures are fitted lights, boilers, heaters,  and built-in wardrobes. 
• Rugs, carpets, TV, Electronics, curtains, furniture, and free-standing items are all included in the fittings.

Controversial Items

Some item in the house causes disputes while selling homes, such as:

• Chandeliers and expensive light fittings
• Garden sheds and greenhouses
• Curtain rails and poles
• TV wall brackets
• Large wall-mounted mirrors
• Freestanding range cookers

How to Negotiate Fixtures or Fittings in Property Sale?

There is no standard law or legislation regarding what a landlord should remove from the property before selling it.   A successful negotiation comes from clarity, flexibility, and clear paperwork.

1. Clarity From Start

Discuss what you want to remove from the property with the seller. Don’t rely on assumptions. Clear and upfront dialogue to ensure important things are listed in the contract.

2. Priority to What Matters

Decide which items are removable and which are negotiable. This step helps you compromise without losing the value of the property.

3. Bargaining Tool

If price negotiations reach a stalemate, suggest including fixtures and fittings, as it can be a smart tool to lower the purchase price. 

4. Paperwork Everything

Never forget to put all the items in the contract list, naming them correctly to avoid disputes later. 

What Can You Take When Selling a Property?

The best way to select what items to take when selling a property is to do an inventory and make a list of the respective items. For example, don’t just say “curtain railings stay, instead mention the exact rooms. Also, clarify what to do with garden sheds, outdoor plants, or garden furniture. 

Items that are usually taken when selling are free-standing furniture, Curtains and blinds (sometimes negotiable), light shades and lampshades, free-standing appliances, garden potted plants, and mirrors not fixed to walls.

What is the TA10 Form for Fixtures And Fittings?

The TA10 form, completed by the seller, has the list of all the fixtures and fittings included in the sale.  All the forms should be completed immediately after receiving them from the conveyancer. In the fixtures and fittings form, the tick box of the following items should be mentioned: 

1. Included items
2. Excluded items
3. Or items that are not present in the property.

It is a legal requirement to fill out the form of exclusions and inclusions as soon as you make a contract with the buyer. The form is essentially aimed at avoiding any misunderstandings.

Who is Responsible for Fixtures During Tenancy?

Except for some items, the landlord is responsible for maintaining the fixtures in his rented property. Sometimes, the tenancy agreement specifies the responsibilities in detail. According to the Tenancy Deposit Scheme’s Annual Review, cleaning tops deposit disputes at 52%, while damage to fixtures and fittings accounts for 43% of claims.

Landlords are legally required by law to provide property in good condition to the tenants. But the exact obligations can vary by jurisdiction, to resolve disputes and determine who should bear the cost. If the fixture is damaged by the negligence of the tenants, then they will be responsible for the damage and need permission to repair it.

Which Insurance covers Fixtures and Fittings While Renting?

The fixtures that are typically related to the property structure or the part of the buildings are normally covered under the homeowner’s insurance or the landlord’s insurance. The fixtures covered by the UK landlord insurance are fitted kitchens, built-in wardrobes, and plumbed-in items. 

The landlords are primarily responsible for the maintenance of the fixtures,  while the coverage of the fittings is influenced by the tenancy or lease agreements.

Final Thoughts

Understanding the difference between the fixtures and fittings assets is crucial for landlords as well as tenants to avoid any disputes. Fixtures that are permanently attached to the property are included in the sale, and for landlords, it’s their duty to maintain them.

Doing an inventory, clear discussions, filling the TA10 form, and documentation before selling the property are useful to determine which items can be removed or which items are immovable. Taking these things into account can save you from further misunderstandings and legal considerations.

Frequently Asked Questions