How to agree the furniture and appliances included in a sale

Why it is worth agreeing it in writing from the outset

When a property is transferred with furniture or appliances, the problem is almost never simply “whether they are included”, but **which** items are included, **in what condition they are handed over** and **what happens if any of them stops working before the signing or the handover of keys**. If this is not specified, it is easy for buyer and seller to have different expectations and for discrepancies to appear right at the end, when deposits, deadlines and moving arrangements are already underway.

The safest way to avoid conflict is to treat the furniture and appliances as an **identifiable appendix to the main agreement**. A generic mention such as “sold furnished” or “with appliances” is not enough. The recommendation is to describe the contents in sufficient detail so that there is no doubt about what is being handed over. In addition, if the property forms part of a community, the transfer documentation already requires order and precision regarding debts and certificates; in that same vein, the included fittings should also be made clear so as not to mix up what forms part of the property with what is merely contents of the dwelling. In the sale and purchase of homes, the Comunidad de Madrid reminds us that the transaction is usually formalised with conditions agreed between the parties and that it is advisable to specify the relevant property documentation, which fits with this need to leave a written record of the contents included Comunidad de Madrid.

What the inventory should include

The inventory does not have to be complex, but it should be **useful and verifiable**. The more specific it is, the easier it will be to complete the sale without later disputes.

1. **A detailed list of each item**: for example, sofa, dining table, beds, auxiliary wardrobes, lamps, dishwasher, oven, fridge, washing machine or microwave.

2. **Location within the property**: it is advisable to state whether a piece of furniture is in the living room, main bedroom, terrace or storage room.

3. **Identification of the appliance**: make, visible model and, if possible, serial number. It is not always essential, but it helps a great deal if a discrepancy arises.

4. **Known condition**: working, good with normal wear and tear, with a known fault, with moderate cosmetic wear, etc.

5. **Accessories or associated items**: remote control, trays, filters, manuals, cupboard keys, air-conditioning remotes, etc.

6. **Express exclusions**: anything the seller is keeping and will remove before handing over the property.

### Practical tip

If an appliance has a known issue, it is better to write it exactly as it is. For example: “dishwasher with noise during the spin cycle” or “fridge with damaged external handle”. There is no need to dramatise or assess the fault, but it is important to record the **known condition** so that no one later claims a problem was concealed.

How to use photographs as evidence

Photographs are an excellent tool when used properly. They do not replace the inventory, but they strengthen it and avoid arguments about the actual condition of each item on the date of the agreement.

The images should serve three purposes: **identify**, **locate** and **show the visible condition**.

1. **A general photo of each room** to place the furniture within the property.

2. **Close-up photos** of the furniture and appliances included.

3. **Photos of visible damage**: scuffs, knocks, stains, loose handles, misaligned doors or missing parts.

4. **Photos of the serial number or label** where legible.

5. **Dated photos or photos included in the document** so that they form part of the same agreement.

### Common mistake

The most common error is taking “nice” photos for marketing the property, but not useful photos to document what is actually being handed over. A decorative image does not replace an organised record. If you want to avoid ambiguity, the photograph should accompany the inventory, not replace it.

How to finalise the agreement between buyer and seller

The key point is not just to inventory, but to **agree**. The included fittings should be integrated into the sale negotiations so that both parties accept the same contents.

The most practical approach is to follow these steps:

1. **Decide what is included before setting the final price**.

2. **Separate what is sold with the property from what will be removed**.

3. **Draft an appendix to the contract** or include it in a specific deposit or sale-and-purchase clause.

4. **Attach the inventory and photographs** as part of the agreement.

5. **Review the document before signing** to check that there are no generic expressions that could cause doubt.

The urban leases legislation does not regulate this issue in relation to sales and purchases, but it does make it clear that furniture and other ancillary items can be linked to the property in the rental relationship; in a sale, that same need for precision becomes even more important because what is transferred is ownership, not just use. The contractual key is the same: that the agreement clearly states what is handed over and in what condition BOE, Ley 29/1994, art. 2.2.

What should be made clear at signing and handover

In addition to the inventory, it is advisable for the agreement to specify some practical points:

- whether the seller is handing over the furniture **without any specific guarantee** beyond normal wear and tear;

- whether the appliances are being handed over **in known working order** or with any accepted issue;

- whether the buyer accepts the current condition after having seen the property;

- whether the seller must leave manuals, remotes or keys;

- whether any piece of furniture is to be removed before signing or before handover.

The useful regulatory reference here is the documentation of the transfer act and the need for the conditions to be made clear in writing. In an ordinary sale, the contract may freely include these conditions, provided they do not contradict what has been agreed and are properly identified. In practice, the appendix avoids disputes about whether a piece of furniture “was included” or whether an appliance “was only there to show the house”.

Final recommendations to avoid disputes

1. **Do not mix inventory with decoration**: include only what is actually going to remain.

2. **Do not use vague expressions** such as “partly furnished” or “with basic appliances” if you want legal certainty.

3. **Do not leave out relevant items**: a built-in appliance, a made-to-measure wardrobe or a fixed table should also be described.

4. **Do not hand over the property without checking the appendix**: at the final viewing, make sure it matches what was agreed.

5. **Do not rely solely on informal messages**: WhatsApp or emails help, but they should be transferred into the contract or a signed appendix.

If you are preparing a sale and want to properly document which furniture and appliances are included, you can use an indicative valuation of the property at /valoracion-vivienda-madrid and, if you prefer, request assistance at /contacto. The online estimate is indicative, includes a range and PDF report, and can be completed with an optional visit.

In short, the best formula is simple: **precise inventory, known condition, useful photographs and written agreement**. With those four elements, the sale gains clarity and you greatly reduce the risk of disagreement at the last moment.