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David Silver…, Real Estate Pro in Boston, MA

Why is the refrigerator not written in a standard offer/p.s. It plugs in just like an electric stove and it has its own defined space.

Asked by David Silverman, Boston, MA Wed Jan 30, 2013

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John Souerbry’s answer
An electric stove, like the refrigerator, is also personal property - not real estate - and needs to be identified in the contract. When working with buyers, I take a picture of the ID plate and write down the model and serial number to make sure the seller doesn't change it out for a cheaper model before close of escrow. Yes, this happens, seen it several times. Even with lighting fixtures and faucets.
1 vote Thank Flag Link Wed Feb 27, 2013
This may not be the original reason, but as far as lending guidlines, a kitchen with out a stove is not a kitchen. So the lack of a stove would be a property deficiency. Refrigerators, washer and dryers are often considered personal property. In a renovation loan, borrowers often include new stoves, refrigerators and even washer and dryers as part of their renovation work. Check out what a renovation loan can do for your home. Reno loans can put the WOW factor back into the buying your new home.
1 vote Thank Flag Link Wed Jan 30, 2013
That's a great question David. I agree with James as the seller will tell you what he/she is willing to leave behind. As all appliances are included in the sale prices it's best to keep them unless they are old but yet again anything can be negotiated.

Best Of Luck
1 vote Thank Flag Link Wed Jan 30, 2013
In CA we now have the ability to include the refrigerator in the contract.
0 votes Thank Flag Link Wed Aug 21, 2013
I have found "personal property" to be a big issue with transactions. Most buyers expect the kitchen to include new appliances (or near new) and many sellers want to take these with them. In my opinion it has to be written into the contract, as well as the "swing-set, fire-pit or other items" the buyer may want to add to the transaction.
0 votes Thank Flag Link Wed Feb 27, 2013

Kitchen appliances (including the refrigerator) are written into offers and Purchase And Sales Agreements for virtually every condominium and single family home sale in Boston.

Instruct your agent that you want the refrigerator included in the sale price and have them write it into the Offer or P&S.

Tim Marsh
Marsh Properties, Inc.
0 votes Thank Flag Link Thu Jan 31, 2013
Missing the point here Tim
Flag Thu Jan 31, 2013
We have an area on the purchase contract to check if the washer, dryer and refrigerator are being included as part of the offer--definitely helps to avoid any confusion.
0 votes Thank Flag Link Thu Jan 31, 2013
I learned my lesson the hard way...i believed the refrigerator to be a personal item as it just plugs in; however, a buyer insisted that because it had an ice maker it was "attached"...i had to put my hand in my pocket to get it to close...since is an exclusion on my listings..whether it has an ice maker or not...just make it clear up front...
0 votes Thank Flag Link Wed Jan 30, 2013
Not sure why but I always write in all appliances and fixtures to be included in offer.
0 votes Thank Flag Link Wed Jan 30, 2013
Usually part of the sale unless otherwise disclosed in the mls by the owner/list agent. As a safety measure we add it (in addition to all other appliances in the home) to every offer so there is no confusion.

Good luck!
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0 votes Thank Flag Link Wed Jan 30, 2013
I have always thought that the history of this 'rule' came from the fact that a property is unfinanceable (using traditional financing) without a working stove.
0 votes Thank Flag Link Wed Jan 30, 2013
"Maybe it has to do with the idea that you can't survive without cooking but you can without storage:

To Clarify: Why have we as Real Estate Agents been sheepish in this dilemma? Where are the local, state, national boards on this conundrum. Lets use the kiss approach here to avoid further issues with what I feel should be an essential and integral part of a kitchen. If the stove is too stay, then the fridge should stay as well. We should not have to play games with this item in the offer/p.s.

It should be a no brainer.

I know many of you have had to pay for a refrigerator before for your Buyers.

Your thoughts.
0 votes Thank Flag Link Wed Jan 30, 2013
Maybe it has to do with the idea that you can't survive without cooking but you can without storage.

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0 votes Thank Flag Link Wed Jan 30, 2013
It is very rare in the Boston area for a refrigerator to not stay as part of the sale. That said as a buyer's agent I always discuss including an "all appliances and fixtures" with my clients as part of an offer. It's also important to review with my buyer clients what the seller has indicated will specifically be excluded (for example, mirrors, lighting fixtures, flat screen TV's, sometimes washer/dryer, etc). Even if something is excluded, a buyer can still ask for it as part of the deal. However keep in mind if you are in a competitive offer situation (increasingly common), asking the seller to leave things they've already indicated as excluded, can put you at a competitive disadvantage.
0 votes Thank Flag Link Wed Jan 30, 2013
The listing data-sheet will detail what the seller is willing to leave. The offer will detail what the buyer wants to stay. The difference can always be negotiated. Be sure to use a buyer's agent. The commission is already factored in to the price and the agent brings knowledge, experience and expertise to your benefit.
0 votes Thank Flag Link Wed Jan 30, 2013
Hi David,
It's been my experience that appliances that stay with the home and those that the sellers take with them vary by region. Most often in my area, all appliances stay including the washer and dryer and convey with the home but I know that in other states the sellers take the refrigerator and washer and dryer with them so are not included with the sale.
In most instances, the refrigerator is not attached to the wall so is easily removed. Many buyers prefer to select their own refrigerator according to style and color.

Best wishes!

Laura Feghali
Prudential Connecticut Realty
0 votes Thank Flag Link Wed Jan 30, 2013
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