What Stays With the House in Arizona? Washer, Dryer, TVs, and Patio Furniture

What does it mean when something conveys with the house?

Conveys means it transfers to the buyer at closing as part of the sale. The Arizona Association of REALTORS Residential Resale Real Estate Purchase Contract (Rev. 02/2026), Section 1g, defines a fixture as property attached or affixed to the Premises. Fixtures convey automatically. Personal property, meaning anything not attached, conveys only when the contract names it.

That definition does more work than most buyers and sellers realize. The question is never whether an item is negotiable. It is whether the item is bolted down, and if it is not, whether anybody wrote it on the line. Section 1g also carries the operating hardware along with the fixture, naming remote controls specifically. The ceiling fan stays, so its remote stays with it.

The table below sorts the Section 1g list into the three groups that decide it.

Does the washer and dryer come with the house in Arizona?

Not automatically. The contract puts the refrigerator, washer, and dryer on separate checkboxes under Additional existing personal property included in this sale, each with a blank description line beside it. When a washer disappears between the offer and the final walkthrough, an unchecked box is usually the whole story. Nobody refused. Nobody asked.

The description line matters as much as the checkbox. "Washer" on its own describes every washer ever built, which leaves room for a newer machine to leave and an older one to take its place. Describe the exact machine, or point at the listing photos the buyer already looked at, the way an offer reads when it says "as shown in the MLS photos." Two extra words close the gap.

Do the TVs stay when you buy a house?

No, and the mount does. Section 1g lists wall mounted TV brackets and hardware, then adds excluding TVs in parentheses. So the bracket is a fixture that stays, the television is personal property that leaves, and a seller who unbolts the bracket on move out day is taking something that already belongs to the buyer.

Almost nobody on either side of the table has read that parenthetical, and it settles a lot of walkthrough arguments. It also answers a question buyers ask constantly: yes, televisions can be separated. There is no rule that they move as a set. A buyer who wants the living room television writes that one television on a personal property line and leaves the rest alone.

Can you ask for the patio furniture, the barstools, or one specific TV?

Yes, and it costs nothing in the price. The contract has two blank lines for other personal property not otherwise addressed, and it states that additional personal property transfers with no monetary value, free and clear of all liens. So the ask is a description on a line, not a dollar figure. What it spends is goodwill.

Because the transfer carries no monetary value, asking for the barstools does not raise the purchase price, does not change the loan amount, and does not have to survive an appraisal. It is a line item, not money. So the only thing standing between a buyer and the patio set is whether the seller feels like saying yes on the day they are asked.

Which is why the same ask lands differently at two moments. Before acceptance, a seller comparing offers reads a described item as a small preference attached to a strong buyer. After the inspection period opens, that identical sentence arrives alongside repair requests and reads as one more demand. Same words, same zero dollars, completely different answer.

What does not convey, even when it is attached?

Leased equipment. Section 1g states that leased items shall NOT be included in this sale, and it requires the seller to deliver notice of all leased items within 3 days after contract acceptance. Leased solar is the one that surprises people, because the panels are bolted to the roof and still are not part of the sale.

Ownership is the whole test. Solar, pool and spa equipment, alarm systems, water purification, and water softeners all convey when the seller owns them outright, and none of them convey when the seller is making a monthly payment on them. A buyer disapproving a leased item does it inside the inspection period, or within 5 days of getting the seller's notice, whichever lands later.

What we see go wrong on East Valley closings

Between February and July 2026, five separate East Valley households we were representing asked us a version of this question by text. The shape was usually the same. Could we go ask the seller about the patio furniture, about the barstools, about one specific television. Every one of those is a fair ask. The timing is what costs.

None of those conversations were about money. One household wanted to trade the washer and dryer back for a set of barstools. Another wanted a single television out of four. A third wanted patio furniture nobody had mentioned since the first showing. Every one was available for the cost of a sentence in the offer, and every one got harder once the contract was signed and the item had to come back as a favor.

Across more than 500 homes bought and sold, our team has watched this play out as a 15 second conversation that never happens. Walk the house before the offer goes out and name what you assumed was staying. Sellers should do the same in reverse: if the washer is going with you, say so before a buyer builds a moving budget around inheriting it.

Frequently asked questions

Does the refrigerator stay with the house in Arizona?

Only if the refrigerator checkbox is marked on the purchase contract. A refrigerator is not attached to the house, so it is personal property rather than a fixture, and it conveys only when the contract names it. A built-in refrigerator that is part of the cabinetry is treated as a built-in appliance and stays automatically.

Do curtains and blinds stay when you sell a house in Arizona?

Yes. Section 1g lists draperies and other window coverings, along with shutters, awnings, towel and curtain and drapery rods, and window and door screens, as fixtures that convey with the sale. A seller who wants to keep a specific set of drapes has to exclude them in writing before the contract is accepted.

What happens if the seller takes something that was supposed to convey?

The final walkthrough is where this gets caught, which is the entire reason the walkthrough exists. Compare the house against the contract and the listing photos before closing, not after. Once the sale records, the item becomes a claim between two people who no longer have any leverage over each other.

Does solar convey when you buy a house in Arizona?

Owned solar conveys and leased solar does not. Section 1g includes affixed alternate power systems serving the Premises when the seller owns them, and separately states that leased items shall not be included in the sale. The seller has 3 days after acceptance to deliver notice of every leased item on the property.

Planning a move in the East Valley

Whether you are preparing to sell or working through what is currently on the market in Gilbert, Chandler, Mesa, Tempe, or Queen Creek, the Section 1g fixture list is worth reading once before you write or accept an offer. It takes about 2 minutes and it settles arguments that otherwise surface on move out day. If you want a second set of eyes on what is staying and what is leaving, reach out before the offer goes out.

Josh Hogan | Live AZ Co | Real Broker AZ, LLC #LC696641000 | Equal Housing Opportunity