Light Fixtures and Personal Property When Selling a Home

When selling a house, determining what stays and what goes can sometimes cause confusion, especially with light fixtures and personal property. Items such as mirrors, light fixtures, and even light bulbs can lead to disputes if not explicitly addressed in the sales contract. To ensure clarity and avoid last-minute surprises, buyers and sellers should pay close attention to the following sections of the home buying contract.

1. Inclusions & Exclusions Section

Most real estate purchase agreements contain a section listing which items are included or excluded in the sale. While light fixtures are typically considered part of the home, light bulbs themselves may not always be explicitly mentioned. Buyers who want to ensure that all installed light bulbs remain should request that they be included in this section.

2. Fixtures Clause

The contract usually defines fixtures as anything permanently attached to the home, including:

• Built-in lighting

• Ceiling fans

• Cabinets and appliances

While light fixtures are generally considered part of the sale, bulbs are often overlooked. Since they are easily removed, some sellers might take them when they move. To avoid confusion, it’s a good idea to clarify whether bulbs will stay as part of the transaction.

3. Personal Property Addendum

If a seller intends to take certain items that are traditionally considered part of the home—such as light bulbs, mirrors, or decorative fixtures—this must be stated in a Personal Property Addendum. Buyers can negotiate to ensure the contract specifies that “all installed light bulbs to remain with the property.”

4. Seller’s Disclosure Statement

This document primarily covers the condition of the home, but it can also provide insight into what is included or excluded in the sale. If buyers notice missing light bulbs, mirrors, or fixtures, they should request clarification before closing. Having this discussion early in the process can help avoid misunderstandings later.

5. Final Walkthrough & Contingencies

A final walkthrough is the buyer’s last chance to confirm that the home is in the agreed-upon condition. If any light bulbs, fixtures, or other expected items are missing, buyers can address the issue before signing the final paperwork.

How to Protect Yourself as a Buyer

✅ Review the contract carefully – Ensure that light bulbs and other small but essential items are explicitly mentioned.

✅ Negotiate in advance – If you want certain fixtures included, get it in writing before making an offer.

✅ Use clear language – Add specific phrases like “all installed lighting, including bulbs, to remain in the home.”

✅ Document with photos – If the home had light bulbs installed during the showing, ensure they are still there during the final walkthrough.

While light bulbs may seem minor, they can become an unexpected point of contention during a home sale. To avoid potential disputes, both buyers and sellers should communicate clearly and ensure expectations are documented in the purchase agreement. By following these steps, homebuyers can protect their investment and move into their new home without surprises.