Non-attached appliances are usually considered the property of the seller. Attached appliances are usually included in the sale, unless otherwise disclosed. When writing purchase offers for clients, we ask for everything our clients desire included in the purchase. We also instruct our sellers to disclose up-front everything that they intend on keeping, substituting or selling to the buyers outside of escrow. About 12 years ago, we had a client who had a wonderful apricot tree in her back-yard with hundreds of green apricots. The apricots would not ready to pick for several months, so we assumed that they would not be an issue. About one week before closing escrow, our seller informed us that she wanted that years' crop of apricots excluded from the sale. We informed her that this should have been disclosed up front or in a counter offer, prior to acceptance! She was insistent and told us she would not move forward with the sale unless the buyers agreed to let her return several months later to pick all of the apricots. The buyer said absolutely not! She was looking forward to owning her own apricot tree and since the tree was attached to the property and not ready to pick, she insisted the fruit would belong to her after the close. Both parties refused to move forward with the sale, until this issue was settled. After about a week of negotiations, the seller agreed to accept 10lbs of ripe apricots purchased from an organic fruit market. Never assume that just because an item is usually included, that the buyer or seller will have the same thing in mind!