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Chattels and fixtures
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Chattels and Fixtures (VIC)

What's the difference between chattels and fixtures when buying a property in Victoria?

Reviewed by a licensed conveyancer

Reviewed by

Cordell Smith

Last updated

July 24, 2026

Chattels and fixtures are the two categories that decide what stays with a property: chattels are movable items not permanently attached, while fixtures are attached permanently and generally included in the sale. A standard Victorian contract usually provides that fixed floor coverings, electric light fittings, window furnishings and permanent fixtures and fittings form part of the sale.

In detail

The seller must remove all excluded chattels and any substantial rubbish before settlement, and may remove excluded fixtures. Anything not removed before settlement is considered abandoned, and the buyer can dispose of it as they see fit. If the property is tenanted and the tenancy isn't noted in the contract, this obligation extends to removing both the seller's and any tenant's property before settlement.

Quick reference under a standard VIC (LIV) Contract of Sale

ItemIncluded by default?Contract action
Fixed floor coverings (carpet, timber)YesIncluded under standard terms
Window furnishings (blinds, curtains)YesIncluded under standard terms
Light fittings & ceiling fansYesList explicitly if the seller wants to take a specific fitting
Freestanding under-bench dishwasherNoWrite under Goods Sold With The Land
Split-system air-conditioner remoteYesMust remain on site at settlement

The garden shed that wasn't a fixture

Chattels and fixtures in practice

In our experience, disputes over what stays and what goes are among the most avoidable — and the most common — in Victorian sales.

  • Buyers often assume something they saw at the inspection is included, then find it gone at settlement. If it's a movable chattel and wasn't specified in the contract, the seller was entitled to take it.
  • A common one is the reverse: sellers leaving excluded chattels or substantial rubbish behind. Anything not removed before settlement is treated as abandoned, so the buyer can dispose of it — but the clean-up still lands on them.
  • Where a property is tenanted and that isn't noted in the contract, buyers are often surprised the seller must clear the tenant's belongings too.

What we do is check the contract carefully against what the buyer expects to receive, and get anything ambiguous listed explicitly before signing.

The takeaway: in Victoria, if you want it included, get it named in the contract — don't rely on what you saw at the inspection.

Common questions

What items are usually included in a Victorian property sale?

Fixed floor coverings, electric light fittings, window furnishings, and fixtures/fittings of a permanent nature.

What happens if the seller leaves furniture behind after settlement in Victoria?

It's treated as abandoned — you can dispose of it as you see fit.

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