When a listing or purchase agreement says the washer and dryer do not convey, it means the seller is keeping those appliances and will take them when they move out. In real estate, “convey” is simply the word for transferring something to the buyer as part of the sale. So the phrase is a heads-up: you’re buying the house, not the laundry machines sitting in it. Plenty of buyers miss this, especially when the washer and dryer were right there during every showing.
Why Appliances Don’t Automatically Come With the House
Whether an item transfers with a home comes down to a basic legal split between fixtures and personal property. A fixture is something physically attached to the house in a way that removing it would cause damage or change the property’s function. Built-in dishwashers, ceiling fans, light fixtures, and cabinetry all count. Fixtures come with the house unless the contract specifically excludes them.
Personal property is the opposite: movable items that aren’t permanently attached. Furniture, area rugs, freestanding refrigerators, and curtains that slide off a rod are all personal property. The seller owns these independently of the house and has no obligation to leave them behind.
A freestanding washer and dryer plugged into outlets and hooked to water lines can be disconnected without damaging the home, so they’re almost always treated as personal property. A unit built into custom cabinetry is a closer call. Either way, the contract language controls, which is why that short “do not convey” line carries so much weight.
What It Means for You as the Buyer
If you see the exclusion in the listing or the purchase agreement, you have two real options: accept it and budget for your own machines, or negotiate to have them included. The one thing you should not do is ignore the language and assume the seller will leave the appliances anyway.
While you’re reviewing the contract, look beyond the washer and dryer. Most purchase agreements have a section listing personal property that will and won’t transfer. If you toured the home expecting a certain refrigerator, set of window blinds, or backyard grill to be part of the deal, confirm each one appears on the “included” list. Anything not in writing is fair game for the seller to take.
A new washer-dryer pair can run well over a thousand dollars once you factor in delivery and hookup, so this is a real line item to plan for, not a rounding error on move-in day.
Negotiating to Have Them Included
“Do not convey” is a starting position, not the final word. Buyers negotiate appliance inclusion all the time, and sellers agree more often than you’d think, especially in slower markets.
The most common approach is offering a slightly higher purchase price to offset what the seller would spend replacing the machines in their next home. You can also request the appliances as a seller concession, folding them into other negotiation points like closing cost credits or repair requests. Some buyers make inclusion a contingency, though that’s aggressive and works best when you have other leverage.
If the seller agrees to leave the appliances, also talk about their condition at closing. Many purchase contracts include language requiring that conveyed appliances be in working order on closing day. Without that language, the default in most states is caveat emptor: you take the items as-is, with no guarantee they’ll function. A short condition clause protects you from inheriting a broken machine.
One financing wrinkle is worth knowing. If you’re using an FHA loan, personal property folded into the sale price can complicate the appraisal. FHA guidelines require the lender to deduct the value of personal property from the appraised value before calculating the loan amount. Rolling a $2,000 washer-dryer set into a higher purchase price could slightly reduce how much you can borrow. Keeping the appliance transfer separate from the home price, sometimes through a side bill of sale, avoids this issue.
Get the Agreement in Writing
Verbal promises about appliances are essentially worthless in real estate. The statute of frauds, adopted in every state, requires contracts involving the sale or transfer of land to be in writing and signed by the parties.1Legal Information Institute. Statute of Frauds Under the Uniform Commercial Code, any contract for the sale of goods worth $500 or more also needs to be in writing to be enforceable.2Legal Information Institute. UCC 2-201 Formal Requirements Statute of Frauds A washer and dryer easily clear that threshold.
Whatever both sides agree to regarding appliances should be documented in the purchase agreement itself or in a signed personal property addendum. A good addendum lists each item by name, describes its condition, and specifies any additional terms. This paper trail is the only thing that protects either party if a disagreement surfaces after closing. A handshake and a text message won’t hold up.
Vague phrasing like “kitchen appliances included” invites arguments about which appliances count. Name each item specifically, and have your agent or attorney review the final language before you sign.
Confirm at the Final Walkthrough
The last chance to verify that everything matches the contract is the final walkthrough, usually a day or two before closing. If the washer, dryer, or any other appliance was supposed to convey, this is when you confirm it’s still there and still works.
Bring your purchase agreement and check items off one by one. Run a short cycle on the washer and watch for leaks around the connections. Start the dryer and listen for unusual noise. If other appliances like the refrigerator or dishwasher are part of the deal, test those too.
If something is missing or broken, raise it with your agent before closing. Once you sign and the deed transfers, your leverage drops sharply. Fixes at the closing table, whether a repair credit, an escrow holdback, or a delayed closing, are far easier than chasing a seller afterward.
Other Items That Commonly Don’t Convey
Washers and dryers aren’t the only appliances sellers routinely take with them. Freestanding refrigerators, window air conditioning units, portable hot tubs, and patio furniture are all personal property that commonly leave with the owner. Mounted flat-screen TVs are another frequent flashpoint. Even though removing one requires tools and leaves holes in the wall, TVs have a long history of being treated as personal property.
Window treatments sit in an especially gray area. Blinds and shades physically attached to the window frame are usually fixtures. Drapes hanging from a rod can go either way depending on local custom and what the contract says. Outdoor items like grills, fire pits, potted plants, and water features also need to be addressed explicitly, since whether they convey depends on whether they’re anchored to the property or just sitting on it.
The rule of thumb: if an item isn’t nailed down, bolted in, or built into the structure, don’t assume it stays. And even some items that are attached can be excluded if the seller puts it in writing before you sign.