When buying or selling a home in Alaska, it is easy to assume everyone agrees about what will remain with the property.
The refrigerator looks like part of the kitchen. The television is mounted on the wall. The snowblower is sitting in the garage. A greenhouse, shed, generator, freezer, or fuel tank may seem like it naturally belongs with the home.
However, assumptions can create confusion as closing approaches. The best way to avoid surprises is to understand the difference between fixtures and personal property and make sure the appropriate documents clearly explain what stays and what goes.
Fixtures Usually Stay With the Home
A fixture is generally an item that is permanently attached to the property. Because it is considered part of the real estate, it will typically remain with the home unless the contract specifically states otherwise.
Common examples may include:
• Built-in cabinets and shelving
• Attached light fixtures and ceiling fans
• Plumbing fixtures
• Built-in appliances
• Blinds, shutters, and curtain rods
• Permanently installed landscaping
• Attached garage shelving or storage systems
A helpful rule of thumb is that if removing an item requires tools, leaves visible damage, or changes the property, it may be considered a fixture.
Every property and transaction is different, so the written agreement should always provide the final answer.
Personal Property Is Usually Addressed in a Bill of Sale
Personal property includes items that are not permanently attached to the home and can generally be removed without damaging or changing the property.
Examples may include:
• Freestanding furniture
• Artwork and decorations
• Area rugs and lamps
•Televisions and electronics
• Patio or deck furniture
• Potted plants
• Tools and lawn equipment
• Snowblowers and other snow-removal equipment
• Freestanding refrigerators, washers, dryers, and freezers
In many Alaska transactions, personal property is not listed as part of the Purchase and Sale Agreement. Instead, the items that will remain with the home are identified in a separate Bill of Sale.
The seller will generally prepare the Bill of Sale, and the buyer and seller may negotiate whether additional items such as furniture, appliances, equipment, or outdoor features will be included.
This separate document also helps make it clear that the lender is financing the real estate, not personal property such as refrigerators, washers, dryers, freezers, furniture, or equipment.
Appliances Can Be a Gray Area
Built-in appliances, such as dishwashers and wall ovens, are generally treated as fixtures and part of the property.
Freestanding appliances, including refrigerators, washers, dryers, and garage freezers, are usually considered personal property. If they are staying with the home, they should be clearly listed in the Bill of Sale.
Buyers should not assume an appliance is included simply because it was present during a showing or appeared in the listing photos.
What About Alaska-Specific Property Features?
Alaska homes often include features and equipment that may not be as common in other markets.
These may include:
• Sheds and detached storage buildings
• Greenhouses
• Chicken coops or animal shelters
• Hot tubs and saunas
• Woodstoves and stored firewood
• Fuel tanks and remaining fuel
• Backup generators
• Security cameras
• Snowblowers, plows, and other equipment
• Recreational vehicle or trailer storage systems
Some of these items may be fixtures, while others may be personal property. Even a shed or greenhouse may need clarification depending on how it is installed and whether the seller intends to leave it.
Remaining fuel, firewood, equipment, and other personal property may also need to be addressed separately.
The safest approach is simple: Ask questions and put the answers in writing.
Sellers: Decide What You Are Taking Before Listing
Before your home goes on the market, walk through the house, garage, shop, yard, and any outbuildings. Identify anything you intend to take with you.
If a chandelier, custom mirror, refrigerator, generator, freezer, security system, shed, greenhouse, or other feature has sentimental or financial value, discuss it with your real estate professional before showings begin.
In some situations, removing or replacing an item before listing can prevent misunderstandings. Clearly identifying exclusions from the start helps buyers understand exactly what is being offered.
Buyers: Be Specific About What You Want Included
If there is something you want to remain with the property, ask about it before submitting your offer.
Do not assume the refrigerator stays because it appeared in the photos. Do not assume the snowblower comes with the garage or that the firewood, fuel, greenhouse, freezer, generator, or storage shed will remain after closing.
Important personal property should be clearly identified in the Bill of Sale so both parties understand what is included.
Clear communication and properly prepared documents help protect buyers and sellers by identifying what stays, what goes, and whether any additional items need to be negotiated.
Thinking about buying or selling an Alaska home? Give us a call. We will help you work through the details so there are fewer surprises when it is time to move.
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Reach out to us. We can connect you with a knowledgeable lender and help you understand what makes sense before you begin your home search.
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