If it's screwed to the wall, it's considered an improvement, and that changes what you can and can't take with you when you sell. Here's how to handle it.

I'm out at a property right now getting things set up for my painter to come out and do some repairs before this house closes, and it's a good example of something that trips up sellers more often than you'd think. When you sell your home, there are things that convey with the property and things that don't, and the line between the two isn't always as obvious as people assume.

The basic rule is this: if something is screwed or attached to a wall, ceiling, or any part of the structure, it's technically considered an improvement. That means it comes with the house. TV wall mounts, shelving, garage storage systems, anything that's physically fastened to the property falls into this category. Accessories, on the other hand, are items that aren't attached. A freestanding bookshelf, a floor lamp, and furniture. Those are yours to take.

List what you're removing in the contract. If you want to take improvements with you, you need to spell that out in the contract under items you plan to remove. If it's not listed and you take it, you're removing something the buyer expected to be there when they move in, and that creates problems right before closing that nobody wants to deal with.

Expect to repair whatever you remove. This is the part that catches a lot of sellers off guard. In the property I'm at right now, the previous owner had multiple storage shelves along the garage ceiling. They took the shelves but left behind a bunch of holes in the walls and ceiling that need patching and painting. When you remove an improvement, the expectation is that you fix the damage. Anchor holes, screw holes, paint touch-ups. The wall should look as if nothing had ever been attached to it.

“If you want to take improvements with you, you need to spell that out in the contract under items you plan to remove.”

Sometimes it's easier to leave it behind. Honestly, in many cases, it's simpler to leave the item as an improvement for the next buyer rather than deal with removal and repairs. A set of garage shelves or a TV mount isn't usually worth the hassle of patching, painting, and potentially delaying closing over.

If the buyer wants it removed, that changes things, too. Every once in a while, a buyer will come back to say they don't want something left behind. In that case, you may remove it, but unless the contract specifies that you also need to repair the damage, you're not necessarily on the hook for the fix. All of this can be built into the contract. The key is making sure it's all talked about and agreed on upfront.

The bottom line is to know the difference between improvements and accessories before you list, be clear about what you plan to take, and put it all in writing. If you don't, you risk a frustrated buyer right before closing, wondering why something they expected to be there is no longer there. 

If you have questions about getting your Austin home ready to sell or want to talk through how to handle contract details, I'm a contract expert, and I'd be happy to walk you through it. Reach out at 512-587-4050 or [email protected], or visit savvyreg.com. Another day in real estate.