Selling Home Listing Tip # 1 - Exclusions

Real Estate Agent with Berkshire Hathaway HomeServices Anderson Properties TX Real Est. 567774

Selling Home Listing Tip #1 - Exclusions


There are numerous items both the Realtor and the selling owner in Katy or elsewhere need to think about before a home is listed on the local MLS system. One of those critical items is Exclusions. The selling parties need to think carefully if there is anything they want to retain in their home and then discuss all of those items if any with their Realtor.


In Texas the refrigerator is usually not included in the deal. If the selling party wants to include the refrigerator and the washer and dryer then these need to be noted in the actual listing up front as this maybe something important to the buyer. Another approach is to not include upfront but use it as part of the deal negotiations. Either way the Realtor and the sellers have to be on the same page  right from the beginning. One quick additional comment  is if a seller includes the refrigerator in the deal upfront and the contract is executed then the seller cannot go back and try to take the refrigerator out this transaction. Doing so is essentially reneging on the executed contract.


Other items which in some shape or fashion are attached to the home need to be discussed  as to whether this is an exclusion or included in the deal. For example, if a seller has curtains or drapes they want to keep, I suggest these items be taken down before the home is listed so there is no confusion and remove the rods while fixing any holes or other damage. As seller you can include these items as exclusions but be aware a buyer will probably request that all damage from removing the rods or whatever was attached to the home be fixed by the seller. One item which will cause a significant disagreement are TV's which are attached to the wall. Be clear as to your intentions and make sure the listing information is accurate. 


Numerous disputes occur over what is considered as an Exclusion between buyers and sellers. I personally tell my sellers the best way to avoid these conflicts is to remove the item in question before the listing is executed. If a seller loves  a light fixture and cannot deal with parting with this item then taking it down initially as this will eliminate a potential major dispute. 


The best advice is be aware as a seller you have to make these  decisions right away and stay with your decision. Communicate your desires to your Realtor. 



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© 2016 Bob Gilbert Real Estate


Accredited Luxury Home Specialist


Note: Katy TX is about 25 -30 miles due West of downtown Houston TX.


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Debb Janes EcoBroker and Bernie Stea JD
ViewHomes of Clark County - Nature As Neighbors - Camas, WA
REALTORS® in Clark County, WA

Such good advice Bob. Even plants in the yard that aren't going to stay need to be earmarked as such. Why add more complications to a home sale?  I normally tell my sellers to take down the lights they want to keep and replace them BEFORE we makes it less messy. :)

Sep 03, 2013 09:28 AM #1
John McCormack, CRS
Albuquerque Homes Realty - Albuquerque, NM
Honesty, Integrity, Results, Experienced. HIRE Me!

Exactly!  I'm dealing with a mess right now.  The sellers took down the curtains and rods that of course were to convey with the home and left the state.  The seller Realtor was like "what??"  I had to say THEY WERE TO STAY WITH THE HOME!  Read the contract.  Now the far away sellers are putting me off on either mailing back the rods and curtains or sending me a big check!

Sep 03, 2013 09:52 AM #2
Kathy Sheehan
Bay Equity, LLC 770-634-4021 - Atlanta, GA
Senior Loan Officer

I agree with you, if it is excluded from the sale then pack it away.

Sep 03, 2013 11:07 AM #3
Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional
Charles Rutenberg Realty - Clearwater, FL
Palm Harbor, Dunedin, Clearwater, Safety Harbor

It is indeed important to list those items right up front rather than attempt to get them included later on. Great point!

Sep 03, 2013 10:14 PM #4
Alan Gross
PrimeLending, A PlainsCapital Company, Equal Housing Lender - Bethesda, MD
Loan Consultant

Every region of the country has it own rules that go along with contracts. This is one reason it's important to work with a real estate agent that knows the local customs.

Sep 03, 2013 10:59 PM #5
Adrian Willanger
206 909-7536 - Seattle, WA
Profit from my two decades of experience


This is really great information, I agree everything needs to be clearly marketed in the listing remarks or on the item or removed. 

Sep 04, 2013 01:27 AM #6
Al Raymondi
Ocean View Realty Group in Ormond By The Sea Florida - Ormond Beach, FL
Ormond By The Sea Florida - Home and Condo Sales

Absolutely Bob, anything that does not go with the sale should be removed prior to showing.

Sep 04, 2013 01:43 AM #7
Robert Bob Gilbert
Berkshire Hathaway HomeServices Anderson Properties - Katy, TX
Your Katy TX ( West of Houston) Real Estate Expert

Thank you to all who commented. I firmly believe to remove evrything the onwner wants to keep and in the second acse at least show it as an exclusion. Now the sellers have to replace and fix when this occurs or there will still be many issues. 

Sep 04, 2013 08:21 AM #8
Curtis Van Carter
Better Homes & Gardens Wine Country Group - Yountville, CA
Your Napa Valley Broker Extraordinaire


Great advice for this one of the biggest issues that seem to come up way too often. cheers cvc

Sep 05, 2013 12:08 AM #9
Yolanda Cordova-Gilbert
Richmond, TX


 This is very good advice many people miss the boat on this!

Sep 06, 2013 07:53 AM #10
Baker Home Inspection and Commercial Properties Inspections
Baker Residential and Commercial Properties Inspections - Springfield, VT
Home and Commercial Properties Inspections Vermont

Howdy there Bob my friend, you sure do post mighty outstanding blog posts of both Local info and mighty helpful Real Estate info for folks to enjoy and learning from by visiting them at your mighty fine Katy, Texas blog. Folks sure will find each of your blog posts to be mighty enjoyable reading when they take the time to visit. Folks if you are needing help with Real Estate, then be sure to take the time to talk with Bob. By doing so, you'll sure learn he is the one an only one to work along side.

Apr 17, 2014 12:26 AM #11
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