Home Buying in Oakland>Question Details

Honeytoast4u, Home Buyer in Oakland, CA

when u are buying a house with fha loan does the seller have to keep any the stove or the refrigerator in the home?

Asked by Honeytoast4u, Oakland, CA Tue Sep 27, 2011

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Though it is true that in certain cases the appraiser, in meeting the FHA rquirements, may call for the appliances to be replaced, there is no actual requirement for the SELLER to provide them. If the requirement is placed on the property in order for the buyer to get the loan, it becomes a negotiable item. The buyerr can ask the seller to provide appliances so they may get a loan. IF the seller is unwilling to pay for the appliances, then the buyer has to make a decision as to whether the property is worth it to them to supply the appliances. In this instance, the buyer is encouraged not to purchase the appliances until all other conditions have been met, and they are absolutely certain they are going forward. If the appraiser does not call for replacement, then you can address it after you take title. If it is a condition of the lender that the appliances be replaced before they will fund the loan, then you address it creatively.

We see this in our market most frequently with bank owned properties, where previous owners have stripped out the appliances when they vacated. Who the bank is that owns the property will determine how they will sell it. As a buyer, you will have several steps where you have to make decisions about how to strategize these issues, in order to have your offer considered at all. If you are not competing, meaning you are the only offer the seller has, you may be able to get more concessions. If there are multiple offers, you will have write in to your offer how the problem will get solved in order to even be considered.

FHA is a great program, but it is rugged when you have to compete, and you want an agent who really understands it. A knowledgable and experienced agent will advise you on these issues on each individual property, and help you get ahead of the issues.
0 votes Thank Flag Link Wed Nov 2, 2011
Good answers below. We’ve sold homes with FHA loans and no kitchen appliances at all – no range, fridge, hood vent, dishwasher and so on. TOTALLY depends on the way your contract is written and the appraiser who comes out to look at the home. As we’ve discovered over the past four years or so … there are no absolutes and no guarantees.

Pacita said it well …

“Depends …”
0 votes Thank Flag Link Sat Oct 8, 2011
Depends on the condition of the property
Depends on what you stipulate in the contract
Depends on whether the buyer wants them

GENERALLY, for a kitchen to be considered functional, it must have a working stove...Unless it's an absolute fixer....then it becomes a candidate for an FHA 203K type of loan where the appliances don't need to be there, as the new buyer may want to get them himself.
0 votes Thank Flag Link Tue Sep 27, 2011
In my very recent FHA transactions in Oakland the appraiser wanted stove and peeling paint taken care of. At least 2 years on the roof, stoves and heat and no peeling paint have been my experience. Some sellers will take their chances and get things fixed prior to a revisit by the appraiser if they come up. Just be prepared for this possibility and the added expense.
0 votes Thank Flag Link Tue Sep 27, 2011
Actually, having appliances for an FHA loan used to be mandatory. I just worked with FHA clients and as long as they could show financially that they could buy the appliances then it did not matter if there were appliances or not as long as they were freestanding. If the stove was part of the counter top (not free standing) then it did need to be in good working condition. Hope this helps. FHA rules and regulations change all the time.
0 votes Thank Flag Link Tue Sep 27, 2011

From my experience with FHA buyers, for the appraisal of a property utilizing FHA financing, the stove needs to be in the kitchen. The appraisal guidelines for FHA purchasing is different than for conventional loans. The appraiser for an FHA loan needs to verify that the homes systems are in working order. This means you have to have heat and a functioning kitchen. The fridge is considered personal property, so this is not required to be in the property.

You can actually look up the appraisal guidelines on HUD's website: http://search.usa.gov/search?affiliate=housingandurbandevelo…

Also if you are already working with a lender, they should be able to provide you additional information regarding the appraisal and loan requirements for an FHA purchase.

Hope this helps!


Lisa Cartolano
Alain Pinel Realtors
0 votes Thank Flag Link Tue Sep 27, 2011
Hello Honeytoast:
The answer has been given. You would want to put those items in the purchase agreement.
0 votes Thank Flag Link Tue Sep 27, 2011
Only if you included it in your offer to purchase. These two items are not considered fixtures of the property but are considered personal property.
0 votes Thank Flag Link Tue Sep 27, 2011
rules for an FHA loan fluctuate over time. Currently there is no requirement for the stove and refrigerator to stay in the home
0 votes Thank Flag Link Tue Sep 27, 2011
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