In short
Light fixtures, built-in appliances and fences are usually fixtures. Fridges, curtains and furniture are usually chattels.
Grey areas cause arguments on closing day.
How it works in Ontario
A fixture is something attached to the home or land, so it's treated as part of the property. A chattel is a movable item of personal property.
The general rule: fixtures stay with the home unless the agreement excludes them, and chattels leave with the seller unless the agreement includes them.
The standard Ontario Agreement of Purchase and Sale has separate spaces for chattels included, fixtures excluded and rental items. Whatever is written there decides the outcome.
This matters for buyers and sellers alike. Buyers want to know what they're paying for, and sellers want to avoid a closing-day dispute over something they planned to take.
How do you tell the difference?
Courts look at how firmly something is attached and why. An item fastened to the house, even lightly, is presumed to be a fixture. An item that just rests by its own weight is usually a chattel.
Typical fixtures: hard-wired light fixtures, built-in dishwashers and wall ovens, built-in cabinets, central air and fences. Typical chattels: a freestanding fridge and stove, a washer and dryer, furniture and plug-in lamps.
The grey areas
Wall-mounted TVs and brackets, custom blinds and drapery, hot tubs, sheds, mirrors and an expensive chandelier cause the most disagreements on closing day.
A photo in the listing or a line in the MLS description doesn't make something part of the deal. Only the signed agreement does.
The simplest fix is to list items by name, with brand or location where it helps, such as "stainless steel fridge in kitchen" or "all existing window coverings". Sellers who want to keep a fixture should exclude it in writing or replace it before listing.
Rental items are different
Water heaters, furnaces, air conditioners and water softeners are often rented. The standard form lists rental items separately, and the buyer usually agrees to take over the rental contract.
Ask what's rented and what the monthly cost is before you write the offer.
Common questions about fixture vs chattel
What is the difference between a fixture and a chattel?
A fixture is attached to the property and normally stays with the home; a chattel is a movable item that normally leaves with the seller. Either rule can be changed by the agreement. If a fixture is excluded, the seller can take it; if a chattel is included, it stays.
Are appliances fixtures or chattels in Ontario?
Freestanding appliances like a fridge, stove, washer and dryer are usually chattels, so they need to be listed in the offer to be included. Built-in appliances, such as a dishwasher or wall oven, are usually treated as fixtures. List every appliance by name to avoid any doubt.
Do light fixtures stay with the house?
Yes, hard-wired light fixtures are generally fixtures and stay unless the agreement excludes them. Sellers who want to keep a chandelier should exclude it in the offer or swap it out before listing. Plug-in lamps are chattels and go with the seller.
Does the TV mount stay when you sell a house?
It depends on the agreement. A bracket bolted to the wall is usually treated as a fixture, while the TV itself is a chattel. Because this is a common dispute, write it into the offer either way. That way neither side is surprised on closing day.
Sources
General information for Ontario, updated October 2026. Not legal, tax or mortgage advice. Rules change, so confirm with your lawyer, lender or the source above before you rely on it.