Moving house involves more than just packing boxes. One of the most common causes of confusion between buyers and sellers is deciding what stays with the property and what goes with you.
The good news is that most disputes can be avoided by understanding the difference between fixtures and fittings and completing the paperwork accurately.
The key document is the TA10 Fittings and Contents Form , which records what is included in the sale and can form part of the contract.
Permanent vs moveable items
In most UK property sales, items that are permanently attached to the property are expected to stay unless specifically excluded on the TA10 form. Moveable items such as furniture and freestanding appliances can usually be taken with you.
Always record any exclusions clearly and ensure buyers understand exactly what is included in the sale.
In summary
- Fixtures are usually expected to remain with the property.
- Fittings and personal belongings can usually be removed.
- The TA10 form records what is included and excluded from the sale.
- Decorative light fittings should be agreed with the buyer in advance.
- Clear communication helps prevent disputes on completion day.
What is the difference between a fixture and a fitting?
Understanding this distinction is the easiest way to work out what should stay.
Fixtures
Fixtures are items attached to the property and are generally assumed to be included in the sale.
- Kitchen cabinets
- Worktops
- Sinks
- Toilets
- Radiators
- Integrated appliances
- Built-in wardrobes
- Fixed light fittings
Fittings
Fittings are items that can usually be removed without affecting the property.
- Sofas
- Beds
- Rugs
- Lamps
- Freestanding wardrobes
- Garden furniture
- Freestanding appliances
Common examples
Usually stays
- Kitchen units
- Built-in oven
- Radiators
- Bathroom suite
- Fitted wardrobes
- Integrated dishwasher
- Door handles
Usually goes
- Sofa
- Dining table
- Lamps
- Rugs
- Freestanding wardrobe
- Freestanding fridge
- Garden furniture
The final position depends on what has been agreed and recorded on the TA10 form.
Kitchen items: What normally stays?
The kitchen is one of the most misunderstood areas when moving house.
The following items are usually included:
- Fitted kitchen units
- Worktops
- Built-in ovens
- Integrated dishwashers
- Extractor fans
- Fixed shelving
Freestanding items such as microwaves, kettles and standalone fridges will normally be removed unless you've agreed otherwise.
Can you take your light fittings?
Possibly, but don't assume you can.
Decorative chandeliers and designer light fittings are a common source of disputes. If you'd like to keep them, make this clear during the sales process and record them on the TA10 form.
Many sellers replace decorative fittings with standard alternatives before completion.
What about garden items?
Garden items can sometimes fall into a grey area.
Usually removable
- Potted plants
- Garden furniture
- Moveable ornaments
- BBQs
Often expected to remain
- Fencing
- Decking
- Fixed pergolas
- Garden sheds
- Built-in planters
The TA10 form includes a dedicated section for outdoor items, so it's worth checking carefully.
Common mistakes sellers make
Assuming the buyer knows your intentions
What seems obvious to you may not be obvious to the buyer.
Removing items after agreeing to leave them
Once agreed, removing items can create disputes and potentially delay completion.
Leaving paperwork until the last minute
Completing the TA10 form early gives buyers time to raise questions and reduces the risk of misunderstandings.
Moving house checklist
- Review your TA10 form.
- Double-check agreed exclusions.
- Confirm any items being sold separately.
- Remove personal belongings.
- Leave agreed fixtures in place.
- Check the garden, loft, garage and sheds.
- Leave the property clean and tidy.
Frequently Asked Questions
Can I take my integrated dishwasher when I move?
Usually only if the buyer has agreed and it has been excluded from the sale documentation.
Do fitted wardrobes stay with the house?
In most cases, yes. Fitted wardrobes are normally considered fixtures.
Can I remove curtain poles?
You can if they have been excluded from the sale and the buyer has been informed.
Are garden sheds included in a house sale?
Often yes, but sellers should confirm this on the TA10 form.
What happens if something is missing when I move in?
The buyer should contact their solicitor immediately if an item included in the sale has been removed.
Can I take plants from my garden?
Potted plants can usually be taken. Established landscaping and fixed features are generally expected to remain.
Who completes the TA10 form?
The seller completes the form, usually with guidance from their solicitor or conveyancer.
Is the TA10 form legally important?
Yes. The information may form part of the sale contract, so it should be completed accurately.
Final thoughts
If you're unsure whether an item should stay or go, don't guess.
Discuss it early, record it clearly on the TA10 form and make sure everyone understands what is included. A few minutes spent clarifying fixtures and fittings can prevent unnecessary stress on moving day.
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Sources
- The Law Society: TA10 Fittings and Contents Form
- HomeOwners Alliance: TA10 Form Guidance
- UK Conveyancing and Property Law Guidance
Editorial note: This article was reviewed and updated by the Store & Insure content team. We use a combination of expert sources, industry research and AI-assisted drafting tools to help keep our content accurate and up to date.
First published: 17 May 2024
Last reviewed: November 2026
Reviewed by: Store & Insure Content Team
