When you show your house, obviously you want it to look it’s best, and often removing old and bulky furniture, while keeping the newer modern pieces in place will have the desired effect. However, sometimes a prospective buyer will ask if certain items are included in the sale, and this can be tricky as you might want to keep the furniture, while at the same time not lose the sale. Or perhaps you have moved out and taken all the furniture and are finding it hard to sell? Here are my top ten tips on dealing with furniture issues when you sell.

1. 1.If you have already moved out, do not leave the vacated home totally void of furniture. A completely vacant home can lead a buyer to think a seller is more anxious to sell than if they see a home with signs of occupation, and often times that is probably true.
3. 2. Do you have old heavy items you do not want to take with you? Chances are the new owners will not want it either. Leaving it behind is rude, and could even cause legal problems if the buyers decide to take you to a small claims court and sue you for labor costs, removal charges etc. You can ask if they would like it, but be prepared to have to pay to get rid of it yourself.
5. 3. If it is nailed down or bolted, it should be part of the sale. Some sellers think it is fine to take items such as doorknobs, light fittings and wall toilet roll holders with them. If it has been fixed to a wall or the floor, leave it for the buyer! It can be more than annoying for a buyer and if you take something you failed to negotiate to keep, you could jeopardise the sale.
7. 4. Anything growing in the garden is part of the property and unless you explain to a buyer that you will be taking your prized rose bush, it really should stay.
9. 5. Anything anchored into the ground like a basketball hoop or child’s swing should also remain. However, if it is a freestanding item you can of course take it with you.
11. 6. If a seller asks if an item is included in the sale that has sentimental value, or is of considerable financial value, your answer will obviously be no. However, if they are asking about a couple of beds or a sofa, you need to think is it really worth saying no? When you are talking about the amount of money involved in a house sale, it is usually worth including a few pieces of furniture that can be replaced in your new home at little cost from a site like Mattress Time if the buyer requests it.
13. 7. White goods are often a big issue for buyers, who may expect you to leave the fridge, washing machine and oven behind. As these items would be costly to replace all at once, it is important you decide exactly what you are will to leave behind and the details should be written into the contract.
15. 8. Wall fixtures follow the nailed or bolted wall – if a wall mirror is hanging it can be removed, but if it is screwed into the wall, it should remain.
17. 9. If an item such as air conditioning has required modifications to the home be made, like a hole in the wall for the vent pipe, the item should stay. If not, and it is not mounted or fixed in any way, you can feel within your rights to pick it up and take it with you.
19. 10. If a seller feels the sale did not go exactly as he would have liked, he may feel resentment towards the buyer and take it out on him by removing necessities like light bulbs or the clothesline. This happens more often than many people think, but it will not make a seller feel better if he is disappointed, so my advice is to save the time taking the items down and try to emotionally move on.