What’s Included When You Buy a Home in Ontario?

Most buyers don’t lose sleep over the offer price alone. It’s the little surprises that do it.

You walk through a home twice, picture your life in it, and mentally “claim” the kitchen lighting, the custom blinds, and the tidy backyard shed. Then someone asks a simple question right before you firm up the deal: Are those included?

In Ontario, that question matters more than people expect, because the answer is rarely “whatever is shown in the photos.” What’s included comes down to the Agreement of Purchase and Sale, and the legal difference between fixtures and chattels. If you understand those two words, you can avoid most post-offer headaches, and you can negotiate with a lot more confidence.

Let’s break it down in a practical way, with the real-world examples Ontario buyers run into every week.

The rule that decides what stays and what goes

Ontario transactions typically use the standard Agreement of Purchase and Sale (APS), and it is designed to spell out what is included, what is excluded, and what rental items you might be assuming. Disputes tend to happen when buyers and sellers don’t clarify the difference between fixtures and chattels early. 

Here’s the simplest way to think about it:

• Fixtures are items that are attached to the home in a way that makes them part of the property. Fixtures usually stay, unless the APS says they are excluded.

• Chattels are movable items that are not permanently attached. Chattels usually go, unless the APS says they are included.

That’s the default. Everything else is negotiation, and paperwork.

What is usually included as a fixture

When buyers in Ontario say, “I assumed that was included,” they’re often talking about fixtures. These are the items most people expect to remain with the home, and typically do.

Lighting and electrical

Hardwired light fixtures are classic fixtures. That includes chandeliers, ceiling-mounted lights, wall sconces, and pot lights.

A common mistake is assuming the “pretty light” stays because it fits the room. If a seller wants to take it, the APS needs to exclude it specifically, and ideally describe what will replace it.

Plumbing fixtures

Toilets, sinks, faucets, shower systems, and built-in tubs are fixtures, and they stay. If you’re buying a renovated home with upgraded plumbing hardware, confirm it’s not excluded, but you can generally expect it to remain unless the contract says otherwise.

Built-ins and anything “made for the house”

Built-in cabinetry, custom shelving, and attached closet organizers are usually fixtures. If removing it would leave holes, damage drywall, or require repair work, you are almost always in fixture territory.

Heating and cooling equipment

Furnaces, central air conditioning, heat pumps, and other installed HVAC components are fixtures. In Ontario, the bigger question is not whether they stay, but whether any part of the system is rented, which we’ll cover below.

What is usually not included unless it is written in as a chattel

Many everyday items feel like they “come with the house,” but legally they are chattels. That means they only stay if the APS lists them as included.

Appliances

Most freestanding appliances are chattels, even when a listing casually says “includes fridge and stove.” If you want the refrigerator, stove, washer, dryer, or a second freezer in the basement, it needs to be written into the APS as an included chattel.

Also, the APS typically contains language that included chattels will be in working order on closing, which is another reason you want them properly listed.

Curtains and drapes

The curtain rods and hardware are usually fixtures because they are attached. Curtains and drapes are chattels, and sellers often take them, especially if they’re custom. If you love the window coverings, don’t assume, negotiate.

Mirrors and wall décor

Some mirrors are fixtures, and some are not. A heavy mirror that is screwed into the wall as part of a built-in look can be treated like a fixture, but a mirror simply hung like artwork is a chattel. This is one of those items that is easy to clarify, and worth clarifying.

Outdoor items

BBQs, patio furniture, planters, play structures, and garden décor are chattels. Even if a seller stages the backyard to look like a magazine spread, none of that is yours unless it is included in writing.

The “grey area” items that Ontario buyers should always confirm

These are the items that spark the most arguments, because different people interpret them differently, and the market has evolved quickly.

Smart home devices

Smart thermostats, doorbells, cameras, and alarm systems can be fixtures when installed. The bigger issue is access. You may get the physical device, but not the account, app credentials, subscriptions, or monitoring contracts unless the agreement addresses it. If the system matters to you, ask for it to be transferred properly, and ask for any monitoring or rental terms to be disclosed.

TV mounts and wall-mounted TVs

A mount is often treated like a fixture. The TV itself can become a negotiation point. If you want the wall-mounted TV included, don’t rely on logic, list it as an included chattel. If you don’t care about the TV, but you do care about wall damage, make sure the agreement is clear about what will remain and the condition on closing.

Sheds

A shed on a poured base is more likely to be considered a fixture, while a movable shed can be treated like a chattel. This is exactly the kind of detail that is easier to settle before you sign than after you take possession.

Electric vehicle chargers

A hardwired EV charger is usually a fixture. A plug-in portable charger is usually a chattel. With more Ontario homes adding chargers, this is becoming a regular clause conversation.

Rental items: what you might “inherit” after closing

This is the category that catches first-time buyers off guard most often.

In Ontario, it is common for homes to have rented or leased equipment, especially hot water tanks, and sometimes furnaces, air conditioners, water softeners, or alarm systems. When the APS lists a rental item to be assumed by the buyer, you are typically agreeing to take over the monthly payments on closing.

That matters because:

• It affects your monthly carrying costs, sometimes more than buyers expect.

• Cancelling or buying out a contract can involve fees, depending on the provider and the contract terms.

The practical move here is simple: ask early if anything is a rental, and make sure it is clearly disclosed in the APS. If you want the seller to buy it out, that can be negotiated, but you need to identify it before the deal is firm.

Condo buyers: what “comes with it” is bigger than the unit

If you’re buying a condo in Ontario, “what’s included” is not just appliances and fixtures. It’s also the rules, finances, and obligations of the condominium corporation, and the document that summarizes that is the status certificate.

Ontario’s Condo Authority explains that a status certificate package includes key records such as the corporation’s declaration, by-laws, and rules, the budget, audited financial statements, reserve fund information, and statements related to common expenses and arrears.

In plain language, it helps you understand whether the building is financially healthy, whether fees are likely to rise, whether there are legal issues, and whether there may be special assessments down the line.

If you’re buying a condo, the status certificate review is not a formality. It’s one of the clearest windows you get into what you’re truly buying.

How to protect yourself as a buyer

You don’t need to become a contract lawyer to get this right. You just need a few habits that experienced buyers follow.

1) Treat listing photos as inspiration, not proof

Photos show how a home can look, not what you are guaranteed to receive. If it matters, put it in the agreement.

2) Be specific in the APS

When chattels are included, list them clearly. When a fixture is excluded, describe it clearly. Clarity is consistently recommended as the best way to prevent disputes.

3) Ask about rentals before you fall in love with the house

If there are rental items, you want to know before you calculate your monthly budget and before you remove conditions.

4) Plan for the final walkthrough

A proper pre-closing walkthrough helps confirm that included items are still there, and that the home’s condition is consistent with what you agreed to.

Ready to buy with fewer surprises?

Buying a home in Ontario should feel exciting, not uncertain. The difference often comes down to having the right team in your corner, the kind that notices the details and makes sure your agreement matches your expectations.

The Johnson Team is a trusted name in Toronto real estate, known for strong market knowledge, clear guidance, and creative strategies that protect clients through every step of the process. Led by Jeff and Liz Johnson, the team prioritises individual service, smart negotiation, and making the experience easier for buyers and sellers alike.

If you’re getting serious about buying, upgrading, downsizing, or selling in the GTA or anywhere in Ontario, contact The Johnson Team to start working with an agent who will help you move forward with confidence.