It is a great day when you get a call from a homeowner wishing to put their home on the market. You set a date and time for the listing appointment, and start doing the research it takes to provide a comprehensive CMA and to correctly price a home for the current market.
Once in the home, I like to do the walk-through, noting all the upgrades and amenities throughout the home. This is also the time I make notes for the Seller if there is a need for repairs to be made. During this walk, I check for items that could potentially be an issue for FHA or VA appraisals. During this walk is when I ask if the attached fixtures will remain in the home or be excluded.
How many times have you walked a home, buyer loved it, wrote on the property, and at the walk-through found the curtains (and rods), shelving, or something else that should have remained in the property removed? There are times you will fine decorative curtains in the master that go with their bedding.
One Seller had a pot rack that was affixed to wall (not hanging from the ceiling), and had to ask if they were taking it or was excluded. She looked horrified that I would ask - it had been a wedding gift. In Colorado - if it takes a tool to remove it --- it is a fixture and should remain with the property unless you specifically EXCLUDE it. This includes the brackets for mounted TVs and surround sound speakers. Today other hot topics are the custom mirrors and even the specialty chandeliers. Be sure the Sellers know that these are included unless they specify they are EXCLUDED. Many times if you are going to exclude a mirror or chandelier, I would replace it before photos are done, and a buyer SEES them! Is there a second kitchen in the basement, need to be sure to include two of all the appliances also!
Be sure you know what you want to include and exclude and it is in the MLS properly, or you could be surprised at closing!