Can I Sell a House With Broken Appliances or Should I Replace Them?

You’re getting your home ready to go on the market. You’re carefully considering every aspect of home preparation, from curb appeal and small repairs to decluttering for an optimal staging experience.

But what about the appliances in your home that you’ll be leaving behind? If they are broken or not in their best state — whether it’s visually, functionally, or both — you’ll need to decide if you can sell a house with broken appliances or if you should replace them with new appliances.

Appliances can be a costly investment, especially for a seller who may not even get to make use of the appliances if they buy new ones prior to selling the home. A knowledgeable real estate agent who knows the area and the types of homes they sell will be able to make the best recommendations for homeowners on whether or not they can or should sell their home with broken appliances.

We asked top agent Scott Myers of San Antonio, Texas, who has 48 years of experience, how a seller should handle this situation and if it’s worth it to replace broken appliances before selling a home.

Should a home seller replace broken appliances?

When deciding if you should replace broken appliances before you sell your home, there are four major factors to consider:

Can you afford to replace the appliances?

According to Myers, it’s a pretty simple answer. “If the seller has the money, they should replace them,” he says. “Appliances — and the cost of potentially buying new ones — are one of the many things buyers look at as they consider a home and what other expenses they will have associated with buying this home, such as the down payment, closing costs, utility bills, maintenance, and more.”

Will you be living in the house while selling?

Another point to consider is that in homes where the seller is living in the house, appliances are generally being used day to day. “People can’t really go without a refrigerator,” says Myers. “They would have to get a new fridge even if they weren’t showing their house or their food would go bad.”

What are nearby home sales like?

Have comparable homes (comps) in the neighborhood sold with good working appliances? Looking up comps to see what was conveyed with nearby homes can help you determine if you should replace your appliances or not. “It may become a little less important depending on the price range of the neighborhood,” says Myers. “But in your mid-range and higher neighborhoods, you should definitely replace broken appliances in those areas.”

Will the buyer be renovating the house?

Broken or missing appliances in homes can be less of an issue when the buyer is rehabbing or flipping a house. “Those kinds of buyers are going to do so much anyway in order to flip it so it may not be as necessary to replace in those situations,” says Myers.

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Which appliances are typically included in a home sale?

Which appliances buyers typically expect to be included and working with a home purchase can vary between regions, neighborhoods, and the type of home. Any appliances that are not included or working would be noted by the listing agent in the home’s information, and noted when the home is shown to prospective buyers.

Appliances and fixtures most buyers expect to be included and working

Appliances are often sold with the home, especially ones that are built in, wired in, or are necessary to keep the home functioning on a daily basis. This list includes common buyer-expected items:

• Oven and stove/range (can be two separate appliances, or together)
• Dishwasher
• Furnace, air conditioning, and heating (HVAC) units
• Thermostats
• Light fixtures, chandeliers
• Ceiling fans
• Bathroom fixtures and other installed hardware

Appliances and fixtures that might be up for negotiation in a home sale

Most appliances sell with the home, but there are some appliances that homeowners prefer to take with them because they like how the machines operate, or find sentimental value in them. These appliances and fixtures are more likely to be negotiated in a home sale:

• Refrigerator
• Clothes dryer
• Washing machine
• Standalone microwave (not built-in)
• Curtain rods, window blinds, drapes
• Above-ground swimming pool or hot tub

8 more questions to ask before buying new appliances

If you’re still not sure if you should replace broken appliances in your home before selling it, ask yourself these assessment questions. The answers, along with guidance from your real estate agent, should help you determine if you need to purchase new appliances to replace any broken or unappealing appliances in your home.

1. What is the condition of the existing appliances in your home?
2. How old are the existing appliances?
3. Do the current appliances work well enough?
4. Do the existing appliances all match? Are the colors modern?
5. Are the existing appliances energy efficient?
6. Will replacing your appliances create new problems?
7. What is the target selling price you want for your home?
8. Are you in a buyer’s or seller’s market?

How much should I budget for new appliances before selling?

When choosing appliances for a home you’re planning to sell, you may not need to spend top dollar for high-end units. As we’ve noted, it depends on what buyers will expect based on other homes selling in the neighborhood. Some example estimates for new appliances with installation costs are:

• Refrigerator: $800-$12,000
• Range/oven: $350-$15,000
• Dishwasher: $370-$1,500
• Built-in microwave: $200-$2,650
• Washer and Dryer: $350-$2,000

Before pricing appliances, make sure to get measurements on your current appliances to make sure you’re looking for the right ones. Talk to your real estate agent to determine the quality of appliances you should replace the old ones with. In higher-end neighborhoods, it may be worth it to go for energy-efficient appliances or ones with the most modern and current finishes and trims.

Because of supply chain issues, not all appliances may be available in the time frame you’re working within, so be flexible in your choices. These types of issues may affect your budget and what you are able to obtain within the necessary time frame.

Should I negotiate broken appliances in the sales contract?

There is a large pool of buyers who want turnkey homes — a house that is move-in ready. Working appliances will increase your chances of finding a buyer, especially in a shifting market where buyer options are more plentiful. However, a broken appliance doesn’t need to sour a deal.

All broken appliances should be noted in the contract so that buyers, sellers, and agents know what is functioning and what is not before the sale takes place. An appliance that is expected to be working but is not, or that is left in the home for the sale, can be used as a point of negotiation.

Can you sell a house without appliances?

Visually, homeowners can picture themselves in a home better if they can see the appliances in place. If possible, it is better to show a home with appliances, even if they may not all convey in the sale. Just be specific in the home listing if any appliances shown in the home will not convey in the sale.

If your home has a broken appliance like a dishwasher, you will not want to remove the dishwasher before showing the home. Leave it in place so the homeowner can better visualize the kitchen with the appliances in place. Myers advises that the selling agent can put remarks for both the showing agent and the public if an appliance is not working. “It’s the practical thing to put it in the agent’s remarks and whether or not it will be replaced before the home is sold,” he says.

What are some alternatives to replacing my appliances?

The appliances do not have to be brand new. Myers recommends checking out the scratch and dent section at big box stores, or going to reputable used appliance outlets to find appliances that are like new, or that have minor physical issues. Even a scratch on the back or side of an appliance brings up an opportunity to get it at a deep discount. There does not have to be a disclosure if the appliances are used.

Other alternatives to replacing appliances include:

• Clean and repair existing appliances
• Offer the buyer a credit offer
• Reduce your asking price
• Spend the money on other highly visible, affordable updates
• Sell your home “as is” on the market or to a house-buying company

Bottom line: Selling a House with broken appliances

When selling a home with broken appliances:

• You have options to install new or used appliances.
• If the buyer is going to renovate, broken or missing appliances can be less of an issue.
• How much you need to budget can depend on the appliances in comparable homes selling nearby.
• An experienced real estate agent can advise you on whether you need to replace or repair broken appliances, make other improvements instead, or reduce your asking price.
• For the best outcome, it’s often better to sell your home with working, good-looking appliances, even if they are used or scratch-and-dent units.

“When a home is on the market, it’s showtime — the house is on stage,” says Myers.

HomeLight’s Agent Match platform can connect you with a top agent in your area who can help you decide if you should replace your broken appliances before putting your home up for sale.

Header Image Source: (Point3D Commercial Imaging Ltd. / Unsplash)