Buying a San Antonio TX Home FAQ 7-I Want it All and the Kitchen Sink

Real Estate Agent with RE/MAX Access 574299

Buying a San Antonio TX Home FAQ 7 - I Want it All and the Kitchen Sink

My title is of course, tongue and cheek to mean that when you are out shopping for your San Antonio TX home for sale, you may see other things in the sellers home that are typically not included in the sale of Kitchen SinkResidential Real Estate such as certain furniture items.  

When purchasing a home, we like to call it Real Property, certain things are included automatically in the sale.  In fact, when you and your Realtor® put in an offer in on the home of your dreams, the offer spells out exactly what is included in the sale of the home.  Specifically the contract reads that you are putting in an offer on all 

Improvements:  The house, garage and all other fixtures and improvements attached to the above-described real property, including without limitation, the following permanently installed and built-in items, if any: all equipment and appliances, valances, screens, shutters, awnings, wall-to-wall carpeting, mirrors, ceiling fans, attic fans, mail boxes, television antennas and satellite dish system and equipment, mounts and brackets for televisions and speakers, heating and air-conditioning units, security and fire detection equipment, wiring, plumbing and lighting fixtures, chandeliers, water softener system, kitchen equipment, garage door openers, cleaning equipment, shrubbery, landscaping, outdoor cooking equipment, and all other property owned by Seller and attached to the above described real property.


ACCESSORIES: The following described related accessories, if any: window air conditioning units, stove, fireplace screens, curtains and rods, blinds, window shades, draperies and rods, door keys, mailbox keys, above ground pool, swimming pool equipment and maintenance accessories, artificial fireplace logs, and controls for: (i) satellite dish systems, (ii) garage doors, (iii) entry gates, and (iv) other improvements and accessories.

The key words in these paragraphs are anything that is attached or has been permanently installed to the home.  So, yep, the kitchen sink is included. Unless the above has been specifically excluded by the seller such as curtains, (and they often are..curtains that is), those above items are included. 

However, there are certain items that are not included automatically with the sale.  Now, Real Estate can vary State to State.  When I bought a home in Colorado, refrigerators were almost always included.  I didn't think twice about worrying if I was going to need a just came with the home, (disclosure, I have no idea if that is the same practice so get with your local Realtor® in Colorado to make sure).  Here in San Antonio TX however, many times refrigerators Do Not convey, (convey meaning include) with the home.  It is not a permanently installed item nor is it attached to the home.  Usually, but not always, the stove comes with the San Antonio TX home for sale that you want, sometimes not though.  

How do you know what will come with the home?  Many times the listing agent will list in the MLS that certain items do or do not convey with the home, and Refrigeratorsometimes you don't know until you ask.  Now, you may be thinking to yourself, "how to I ask for the fridge or anything else I may want?" Well, now that's an easy one.  When you have found the San Antonio TX home you want, and you have your eye on the cool new fridge with the TV in it, you must ask for that outside of the contract on the Non-Realty Items Addendum, because those things like the fridge, the couch and the flat screen TV are not considered Real Property, they are considered...well...non-realty items.  

Understand as well that even if the seller has said they will include these items with the home, you still must ask for these items on this form, otherwise, without the consent and signature from the seller on this form, you have no basis to fight it if they end up taking the item with them, (and you may win if it's on the MLS, but why have to argue it?).  On the Non-Realty Items Addendum TREC # OP-M, you have a option to put in a dollar amount that you are willing to pay the seller to include of course zero.  Additionally, there are spaces for the actual items you are requesting, along with the serial number, model number etc.  This becomes important because the seller may have said they would include the fridge, but they meant the one in the garage that hasn't been used in twelve years and you have your eye on that stainless steel brand new one they are currently using.  

Again, when asking for a Non-Realty Item to be included with the purchase of your San Antonio TX home for saleDo Not include it on the actual contract for the home!  Request those items on the Non-Realty Items Addendum.  Some typical items in San Antonio TX that go on that form are, refrigerators, TVs, furniture such as couches, beds, patio furniture, cars (hahahaha, no really), and I would even put special incentives to the buyer that the seller put in the MLS such as tickets to a show or a vacation.  The point is ANYTHING that is not considered a Real Property Item, (listed above in the contract), I would request on that form.  

So that's how you at least ASK (not necessarily get) for everything AND the Kitchen Sink (and for my literal people, the kitchen sink will automatically come with the home...unless it's a foreclosure and has been taken...ok...I will stop now), when you are purchasing a San Antonio TX home for sale.  


Posted by

Brenda Mullen – San Antonio Texas Real Estate Professional

Brenda Mullen Your San Antonio TX Real Estate Agent
Selling a San Antonio Texas area home involves many steps and having an experienced  San Antonio  Texas Real Estate Agent by your side will make the transaction run a lot smoother. I would love to be your San Antonio Texas Area Real Estate Professional! I assist both buyers and sellers in the San Antonio Texas area with either the purchase and or sale of residential real estate.
As an Accredited Buyer’s Agent, I have received special training to guide and educate you through the entire home buying process. From start to finish, I listen to your needs and desires in what you would like and take the information you give me to find you home.
As your San Antonio Texas listing agent I am well versed on the local San Antonio Texas area Real Estate Market. You can expect personalized service that includes a detailed consultation on how to best position your home to be competitive in today’s market with an in depth comparative market analysis, and advice on staging. I use the latest and most up-to-date marketing methods to get your home in front of as many buyers as possible. Being your San Antonio Texas area Realtor® not only involves just finding the home or selling the home, but being your guide, negotiator, advisor and advocate and making sure that your needs and goals are met. Being your San Antonio Texas area Realtor® is one of my truest passions, and “Helping You Find Home” is my number one priority.
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Brenda Mullen
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Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

Hi Deborah-Yep, must tell the sellers to exclude anything they don't want the buyers to have and make it clear, although sometimes they ask anyway lol :)!

Hi Andrea-Exactly.  The exclusions have more to do with what is already in the contract as included, such as window treatments or chandeliers.  The non-realty items addendum addresses those things that aren't attached to the home such as the TVs, fridge etc :)!

Hi BLilz-Definitely in different areas there are differences.  People come here from other states confused that the fridge isn't included, so that's why I always explain :)!

Thanks all for your comments.

May 29, 2012 09:54 PM #8
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
"Franklin MA Homes"

Good morning, Brenda.... it's always wise to attach the list of items that will be included and never assume the seller will leave them....although if it's in the listing agreement, then the seller has agreed to leave it.

May 29, 2012 10:26 PM #9
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

Hi Barbara-For non-realty items this can be a big deal on whether a buyer wants to buy the home.  I have seen the fridge being a deal breaker on buying a home before.  Silliness to me, but not to those who want to buy a home.  I tell my sellers that if they step over thousands of dollars for a fridge, they need to rethink on whether they want to sell or not lol :)!  

May 29, 2012 10:34 PM #10
Ed & Tracy Oliva
West USA Realty - Arizona - Fountain Hills, AZ
The Oliva Team Arizona Agents

Brenda: great Info for all in any market,keep up the good work and good luck with your business in 2012,  E

May 29, 2012 10:38 PM #11
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

HI Ed-Thank you and you too :)!!

May 29, 2012 10:39 PM #12
Mike Cooper
Cornerstone Business Group Inc - Winchester, VA
Your Winchester, VA Real Estate Sales Pro

Good stuff, Brenda.  If it's not in writing, anything can happen.  Your advice about the non-realty addendum is great for any buyer to know.

May 29, 2012 10:51 PM #13
Eileen Hsu
Douglas Elliman Real Estate - Manhattan, NY

Great explaination. Here in Manhattan New York, the condos usually comes unfurnished, but all the kitchen appliances are within the sale of the condo.

May 29, 2012 11:24 PM #14
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

If you are going to transact in Real Estate, Well it is very clear to either print out this post and refer to it or hire Brenda....

May 29, 2012 11:44 PM #15
Carol-Ann Palmieri
RE/MAX Executive Realty, Al and Cal Realty Group - Franklin, MA
"Cal" the Real Estate Gal

Awesome Blog Brenda.  Nothing worse than having a misunderstanding over personal property.  

May 30, 2012 01:34 AM #16
John McCormack
Albuquerque Homes Realty * - Albuquerque, NM, Albuquerque Homes Realty

Here everything that is attached to the home stays the refrigerator does not stay.  I'm late to the part but a huge congrats on the feature my friend!

May 30, 2012 01:44 AM #17
Adam Brett
The Adam and Eric Group - Fullerton, CA
The Adam and Eric Group, Fullerton's Finest

Gret post Brenda, valuable information for any real estate agent. I wish you the best of luck!

May 30, 2012 02:45 AM #18
George Souto
George Souto NMLS #65149 FHA, CHFA, VA Mortgages - Middletown, CT
Your Connecticut Mortgage Expert

Brenda that is a pretty detailed list.  But I want them to leave the little dog statue on the front yard, its attached to the lawn :) :) :)

May 30, 2012 02:58 AM #19
Stephanie Stringer
First Choice Loan Services NMLS#210764 - San Antonio, TX
Mortgage Loan Originator

Brenda-  Very informative article for the buyers.  I've been doing loans so many years now and I still see some agents writing non-real estate items in the body of the contract.  Like you said, these WANTS go on the Non Realty Addem.   Thanks for informing the potential buyers and some agents too!  This one is a re-blog for sure.  Keep up the great work you are doing.

May 30, 2012 03:31 AM #20
Carla Muss-Jacobs, Principal Broker (503) 810-7192 | Portland Metro Exclusive Buyers Agent | 100% Buyer Representation ~ 100% of the Time - Portland, OR
Buyer Focused ~ Buyer Results

Good explanation Brenda.  We have real property, personal property and fixtures which are defined in our sales agreements.  And like you, that's explained to the buyers when they go to make an offer.  When writing up the offer and the buyer would like the fridge, I'll write "Existing refrigerator" because if I put in only "refrigerator" who's to say they won't pull the exiswting $3,500 model and replace it with a Craig's List used POS? 

May 30, 2012 06:07 AM #21
Robert Bob Gilbert
Berkshire Hathaway HomeServices Anderson Properties - Katy, TX
Your Katy TX ( West of Houston) Real Estate Expert

Hi Brenda,

Good topic and I get the fridge question over and over again. I even had one client who forgot that he aid he hated the fridge in this specific home but got mad at first until I explained when it was not included in the deal. The Non -realty Addendum is a very important part of most deals. excellent presentation and I will suggest it. ( I guess i cannot suggest it as the Suggest button was gone). congrats on the featured article.


May 30, 2012 08:31 AM #22
Brenda Mullen
RE/MAX Access - Schertz, TX
Your San Antonio TX Real Estate Agent!!

HI Mike-Non-Realty items come up a lot so knowing about how to ask for an item in advance is the best way to go :)!

Hi Eileen-That's great that the condos come with all appliances.  Most homes come unfurnished too, but there are times when a seller may offer additional items for sale, and those items would need to go on the non-realty item addendum.

Hi Richie-Thanks :)!

Hi Carol Ann-Those types of misunderstandings can be the worst kind for sure ;)!

Hi John-Sounds like Albuquerque is a lot like Texas :)!

Hi Adam-Thank you!  Best of luck for you as well :)!

Hi George-Hmmm, well, if you pull on it and it comes up, the seller gets to keep it lol :)!  We could always negotiate for it  :)!

Hi Stephanie-Silly isn't it?  Reblog away :)!

Hi Carla-That's why we put the model and serial number so there's none of that hanky panky :)!

Hi Robert-The non-realty item addendum is so important in Texas.  Clears up any confusion..especially the fridge!

Thanks for all of your comment :)!

May 30, 2012 08:58 AM #23
Christine Donovan
Donovan Blatt Realty - Costa Mesa, CA
Broker/Attorney 714-319-9751 DRE01267479 - Costa M
Brenda - This is a good explanation. Many people just don't understand what comes and goes wth a house.
May 30, 2012 10:13 AM #24
Gayle Rich-Boxman Fishhawk Lake Real Estate
John L Scott Market Center - Birkenfeld, OR
"Your Local Expert!" 503-755-2905

B~good for you to get this featured. My principal broker is a real stickler for spelling out everything included when I write "all appliances" for example.

In vacation homes, so often, the buyers want the furniture included. It does make it really messy for us as realtors though, so I suggest to my sellers, unless you are going to include EVERYTHING and make it "turnkey", please leave the furniture negotiations outside the deal!

May 30, 2012 11:53 AM #25
Jerry Newman
Brown Realty, 210-789-4216, - San Antonio, TX
Texas REALTOR, San Antonio Military Relocation

Hi Brenda. The Non-Realty Addendum is a great way to go for all those personal items that are not permanently installed to the home. I have learned that even if the MLS includes it, we need to use that form if you expect those items to be there for the final walk through before the closing.


May 30, 2012 11:59 AM #26
Cathy Criado
Criado Realty - San Antonio, TX
Making Real Estate Profitable

Hi Brenda -

Very good information that clears up some confusion that buyers and sellers might have. It should be that Realtors take the time to explain such matters but seems like they don't or people don't pay attention. My favorite is that owners take appliances like microwaves or wine coolers that are built in.

May 31, 2012 12:23 PM #27
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