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How Much To Charge For Fixtures And Fittings?

Property Saviour » Contract of Sale » How Much To Charge For Fixtures And Fittings?

This article provides you with the answers to your questions, as well as practical advice on how to make sure that you get what you desire from the transaction while avoiding potential issues. It will help you by providing a clear and easy-to-understand guide.

We will also help you to avoid common mistakes by providing useful tips and tricks. This way, you can make sure that you get the results that you want.

Knowing the right price to charge for fixtures and fittings when selling a house is very important. If done incorrectly, it can be costly. There is also the potential for disagreement when deciding what to leave behind and take with you when you move, as there is no hard-and-fast rule on the matter.

You must specify what is included in the sale of your property, as different buyers and sellers may have differing opinions on what constitutes fixtures and fittings.

Vendors are not obligated to leave any fixtures or fittings, but they must specify what they will take. To prevent conflict, it is common for an inventory to be created to list what will remain. This inventory should be attached to the sales contract.

If a vendor does not create an inventory, it can be assumed that fixtures will be left, but fittings will be taken – unless stated otherwise.

If a fixture is removed without the buyer’s knowledge, then the vendor may have to go to Small Claims Court to settle the buyer’s request for reimbursement for a new fixture.

Table of Contents

What is a fixture and fitting?

When it comes to understanding what is a fixture or a fitting, there isn’t a precise definition. Generally, fixtures are items that are attached to the walls or the floor with screws or bolts.

Fittings, on the other hand, are usually free-standing or hung by a hook or nail. To make it clearer, here are some points to help differentiate between a fixture and a fitting:


  • Kitchen units,
  • Bathroom suites (toilets, baths, and sinks),
  • Plugs,
  • Built-in wardrobes and
  • Cupboards,
  • Light fitments,
  • Wall paintings.


  • Carpets,
  • Television aerials and satellite dishes,
  • Free-standing ovens,
  • Fridges,
  • Washing machines,
  • Curtains and curtain rails,
  • Lampshades,
  • Freestanding furniture like sofas and beds.

Below, we’ve included some items which may appear on the Fixtures and Fittings form and are commonly asked about.

Telephone Receiver: A telephone receiver, commonly known as a house phone, is a handset that was once very common in homes. Nowadays, many households have replaced them with mobile phones owned by each member. However, some people still keep a telephone receiver in their homes.

Window Fittings: These are used to secure or improve the look of a property, such as locks, hinges, and handles.

Internal and External Door Fittings: Similarly, both internal and external door fittings consist of hinges, handles, and locks. An external door may also include a door knocker, letterbox, and multiple lock types.

How Much To Charge For Fixtures And Fittings
Knowing the right price to charge for fixtures and fittings when selling a house is very important. If done incorrectly, it can be costly.

Why an inventory of fixtures and fittings is important?

Some may think it matters little whether they leave or take items when selling their home.

Removing a towel rail or a plug may not have a great effect on the value of the property, but if the seller takes away all their fitted and freestanding furniture, central heating fixtures, the telephone, fireplaces, satellite dishes, carpets and curtains, the buyer will be looking at spending around £15,000.

It is important, then, for the house owner to make clear what is and is not staying when the sale is made. Having an inventory list will also help to avoid any legal issues that could end up in court.

Both the seller and buyer should be aware of what they are getting and what they are paying for.

How to negotiate fixtures and fittings?

For the house buyer, having the right negotiation technique is essential for getting the most out of their money. To ensure a successful negotiation for both parties, here are some tips:

  1. Keep calm and polite when discussing fixtures and fittings – disagreements can lead to the sale falling through.
  2. Make sure both parties are aware of which fixtures and fittings will be included in the sale.
  3. Face-to-face negotiation will help you get a better response and discuss what will be included. Be friendly to encourage the other party to work with you. As the seller, consider what fixtures and fittings are needed and avoid making unreasonable demands to avoid conflict and ensure a better deal.

Don’t forget to document any agreements made to prevent future confusion and confrontation.

The TA10 Fittings and Contents form explained

When selling a residential property in England, it is a requirement to fill out the T10 fittings and contents form. This form outlines which fixtures and fittings are included in the sale of the house. It makes it clear to both the seller and buyer:

  • Which items are included in the purchase price of the property, and
  • Which items the seller will be leaving behind that are not included in the purchase price? This means that the price for these items must be negotiated between the seller and buyer.

These items may include curtains, light fittings, furniture, and freestanding white goods, but the buyer is not obligated to buy anything that the seller is leaving.

The T10 fittings and contents form is divided into 11 sections. The seller must check the boxes to indicate whether the item is included, not applicable, or excluded. When an item is excluded from the house sale price, the seller must offer to sell it to the buyer and set a price for it.

The buyer must then decide whether they want to buy the item. They can negotiate directly with the estate agent or the seller, or they can ask their conveyancing solicitor to handle the negotiations, but this may cost extra.

Who owns fixtures and fittings at the end of a lease
Tenants must leave the property in the same condition they found it in, so they can't take any of the fittings with them.

Who owns fixtures and fittings at the end of a lease?

All the furnishings that were in the property when the tenant moved in will still be the property of the landlord when the lease ends.

Tenants must leave the property in the same condition they found it in, so they can’t take any of the fittings with them. However, it is often the case that landlords will give or sell certain fittings to the tenant if it is suitable for both parties.

Can tenants remove fixtures?

Tenants cannot take away any fixtures from their rented property unless they installed them during their tenancy.

This usually applies to long-term lets where the tenant has made modifications with the landlord’s permission. Some examples of this include adding built-in storage or office spaces.

These are commonly referred to as ‘tenant improvements’, which means they are owned by the tenant, not the landlord. However, this also means that the tenant must pay for any necessary repairs for those improvements.

Fixtures and fittings – avoiding stamp duty

For those buying or selling a home, it can be tempting to search online forums for advice on how to reduce their stamp duty bill. Stamp Duty Land Tax is a tax on property transactions in England and Northern Ireland unless the buyer is a first-timer with certain criteria.

In Wales, it is known as the Land Transaction Tax, and in Scotland, it is the Land and Buildings Transaction Tax.

Stamp duty mitigation is a way to avoid or reduce stamp duty payments. This can be risky, however, as one of the suggested methods is to pay for the fixtures and fittings separately, which lowers the property’s price and the stamp duty bill.

This could lead to overvaluing of the fixtures and fittings, which can be detected by HMRC.

If a property is just below the stamp duty threshold – currently £250,000 in England – and HMRC finds that the fixtures and fittings are overvalued, a penalty could be incurred for attempting to avoid paying the correct tax.

How to price up the fixtures and fittings
Overpricing items can cause tension during negotiations, so it is important to be realistic about what is being left behind.

How to price up the fixtures and fittings?

Filling out the T10, Fittings and Contents form can be tricky, especially when it comes to deciding the value of an item.

  • Sellers should remember that just because they spent a lot on something like blinds or fitted wardrobes, it doesn’t necessarily mean that they will be worth the same amount to a buyer.
  • Overpricing items can cause tension during negotiations, so it is important to be realistic about what is being left behind.
  • For instance, if the seller plans on taking their garden shed with them, they should not expect the buyer to pay for it.

As a buyer, it is important to not take the seller’s asking price at face value. Research can be done to get an estimate of what the item is worth. For example,

  • Looking up used white goods on eBay and Facebook Marketplace or seeing what the cost of a brand-new replacement would be.
  • Additionally, if the seller is asking for too high of a price, the buyer can call their bluff.

As an example, if the vendor has had custom blinds made for a window, they may not fit in the buyer’s new property.

In this case, it is reasonable for the buyer to refuse to pay the full amount and instead pay a lower price, with the expectation that the blinds will be left behind.

Furthermore, the Fittings and Contents form should be carefully reviewed to define what is to be left by the vendor and if something is removed, the buyer should contact the seller or estate agent to get the item back. After all, the buyer is the rightful owner and has already paid for it.

Getting legal advice on fixtures and fittings

There is no doubt that buyers may feel cheated if something they expect to stay with the property has been removed. It is essential to find a reliable solicitor or experienced conveyancing solicitor in this situation.

Their role in the house-buying journey is essential and the conveyancing process is more complicated than most homebuyers realise.

The fittings and fixtures form should be inspected by the solicitor and the house buyer to make sure they know what they are purchasing and that the property is worth the seller’s asking price.

To prevent a legal dispute or being asked to pay a bill after selling a home, be truthful about what you are leaving and its value.

If you can’t take something with you or it would be too much trouble, be gracious and impress the buyer with your willingness to compromise.

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