Pennsylvania Agreement of Sale — What You Are Signing and What Every Paragraph Means
The Pennsylvania Agreement of Sale is the contract that governs every residential real estate transaction in the Commonwealth. When a buyer and seller sign it, they are bound by 32 paragraphs covering purchase price, deposits, financing, contingencies, settlement, default, and the release that survives closing. Most buyers and sellers sign it having never read it. This page explains every material paragraph of the Standard Agreement for the Sale of Real Estate — the PAR ASR form recommended and approved by the Pennsylvania Association of Realtors — so you understand what you are agreeing to before you sign.
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Josh Wernick - REALTOR®
267-934-5674
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The Parties and Property — The Foundation of the Agreement
The agreement opens with the parties — buyer and seller names, mailing addresses — and the property identification. The property section is more detailed than most buyers and sellers expect: it requires the full address including postal city, zip code, the specific municipality, the county, and the school district. It also requires the tax ID number and parcel identification. This matters because Bucks County has 54 municipalities and Montgomery County has 62 — the municipality determines the transfer tax rate, the zoning code that governs the property, and the municipal requirements that apply to the transaction. Errors in the municipality identification can create title problems. I verify the municipality on every agreement before it is signed.
Agency Relationships — Who Represents Whom
The agreement requires disclosure of every licensee's relationship to the parties. A broker can be a buyer agent, a seller agent, or a dual agent. A licensee can be a buyer agent, a seller agent with designated agency, or a dual agent. The dual agency disclosure is explicit: a broker is a dual agent when representing both buyer and seller in the same transaction, and by signing the agreement both parties acknowledge having been previously informed of and consented to dual agency if applicable. Understanding who your agent represents before you sign is not optional — it determines whose interests they are legally obligated to protect in the negotiation.
Paragraph 1 — The Agreement Itself
Seller agrees to sell and convey to Buyer, who agrees to purchase, the identified Property. Simple language. Binding the moment both parties have indicated full acceptance by signing and initialing. The Execution Date — the date when both parties have fully accepted — is the date from which all contingency periods and time deadlines are counted.
Paragraph 2 — Purchase Price and Deposits
The purchase price, the initial deposit amount and timing, and any additional deposit. The initial deposit is due within 5 days of the Execution Date if not specified otherwise. All funds paid by buyer including deposits must be by check, cashier's check, or wired funds. All funds paid within 30 days of settlement — including funds at settlement — must be by cashier's check or wired funds, not personal check. Deposits are held in escrow by the broker for seller in conformity with Pennsylvania law. Checks tendered as deposit money may be held uncashed pending execution of the agreement.
The deposit timing trap: The initial deposit is due within 5 days of the Execution Date unless the agreement specifies otherwise. Buyers who misread this as 5 business days or assume they have more time miss the deadline and create a default situation. Count calendar days from the day after execution and have funds ready before you submit an offer.
Paragraph 3 — Seller Concessions
Two separate components. First, the buyer broker fee — an amount the seller will pay to the broker for buyer at settlement on behalf of the buyer. Second, closing cost assistance — an amount the seller will pay toward buyer's closing costs other than the brokerage fee, as permitted by the mortgage lender. The seller is only obligated to pay up to the amount approved by the mortgage lender. Seller concessions are negotiated — the pre-printed default is zero for both. For buyers using FHA or VA financing, seller concessions toward closing costs are common and affect the net proceeds calculation for sellers.
Paragraph 4 — Settlement and Possession
The settlement date — or before if buyer and seller agree. Settlement occurs in the county where the property is located or an adjacent county during normal business hours. The following items are prorated on a daily basis at settlement: current taxes, rents, interest on mortgage assumptions, condominium and HOA fees, and water and sewer fees. Tax proration specifics: municipal tax bills in all Pennsylvania counties and municipalities run January 1 through December 31. School tax bills — except Philadelphia, Pittsburgh, and Scranton — run July 1 through June 30. For Bucks County and Montgomery County school districts, proration is calculated on the July 1 through June 30 school year. Conveyance is by fee simple deed of special warranty unless otherwise stated. Transfer taxes are divided equally between buyer and seller unless otherwise stated. Possession is delivered by deed, existing keys, and physical possession to a vacant property free of debris and broom-clean at the day and time of settlement.
Transfer tax in Pennsylvania: Pennsylvania imposes a 2% state transfer tax on residential real estate sales, split equally between buyer and seller — 1% each — unless otherwise negotiated in Paragraph 4(F). Many municipalities impose an additional local transfer tax. In Bucks County and Montgomery County, local transfer taxes vary by municipality and can add 1% to 3% to the total tax burden. I calculate the actual transfer tax for every transaction before the offer is submitted so neither party is surprised at settlement.
Paragraph 5 — Dates and Time Is of the Essence
Written acceptance of all parties must be on or before the specified date. The settlement date and all other dates and times are of the essence and binding. Days are counted from the Execution Date, excluding the day the agreement was executed and including the last day of the time period. All changes to the agreement should be initialed and dated. The settlement date is not extended by any other provision of the agreement and may only be extended by mutual written agreement. This paragraph is the source of the most common dispute in Pennsylvania real estate transactions — missed deadlines are not automatically forgiven and require written agreement from both parties to extend.
Paragraph 6 — Zoning
Failure of the agreement to contain the zoning classification — except where the property is zoned solely or primarily for single-family dwellings — renders the agreement voidable at buyer's option, with deposit returned. The zoning classification must match the local zoning ordinance. This is significant for commercial, mixed-use, and properties in municipalities where the zoning designation is not obvious from the property's current use. I verify the zoning classification for every property before any offer is submitted.
Paragraph 7 — Fixtures and Personal Property
What stays with the property and what leaves. Included in the sale unless otherwise stated: all permanently installed items free of liens, including plumbing, heating, gas fireplace logs, radiator covers, hardwired security systems, thermostats, lighting fixtures including chandeliers and ceiling fans, pools and spas including covers and cleaning equipment, electric animal fencing systems excluding collars, garage door openers and transmitters, mounting brackets and hardware for television and sound equipment, unpotted shrubbery and trees, smoke and carbon monoxide detectors, sump pumps, storage sheds, fences, mailboxes, wall to wall carpeting, existing window screens and storm windows, window covering hardware including rods and brackets, shades and blinds, awnings, central vacuum systems, built-in air conditioners, built-in appliances, range and oven, dishwashers, trash compactors, remaining heating and cooking fuels stored on the property at settlement, and if owned: solar panels, windmills, water treatment systems, propane tanks, and satellite dishes.
The fixture dispute trap: Chandeliers, mounted televisions, custom shelving, and outdoor structures generate the most pre-closing conflicts. If the seller intends to take it, exclude it explicitly in Paragraph 7(D). If the buyer wants it confirmed as included, add it to the included items. "We'll figure it out" is not an agreement and creates disputes that delay or kill closings. Items subject to lease or financing — solar panels, propane tanks — must be identified in Paragraph 7(C) with the provider information.
Paragraph 8 — Buyer Financing
Three options: Not Applicable (all cash — no mortgage), Waived (not contingent on financing but buyer may still seek a mortgage), or Elected (sale is contingent on buyer obtaining mortgage financing). If contingent financing is elected, the buyer must make a completed mortgage application within 7 days of the Execution Date if not otherwise specified. The Mortgage Commitment Date is the deadline by which the buyer must provide evidence of mortgage approval. After the Commitment Date, the seller may terminate the agreement if the buyer has not delivered mortgage approval documentation satisfying the loan terms in the agreement. If terminated under the mortgage contingency, all deposit monies are returned to the buyer and the agreement is void. The FHA and VA provisions include the mandated language that the buyer is not obligated to complete the purchase unless given the HUD/FHA or VA appraised value statement at the required amount.
Paragraph 9 — Change in Buyer's Financial Status
If a change in buyer's financial status affects the ability to purchase — loss of employment, failure or loss of sale of buyer's home, new financial obligation, entry of a judgment — buyer must promptly notify seller and lender in writing. Applying for and incurring additional financial obligations during the transaction may affect the ability to purchase. Buyers who take on new debt between contract execution and settlement — car loans, credit card balances, new financing of any kind — frequently damage their debt-to-income ratio and risk losing their mortgage approval.
Paragraph 10 — Seller Representations
Water status — public, community, on-site, or none. Sewer status — public, community, individual on-lot system, holding tank, ten-acre permit exemption, or none — with five separate statutory notices regarding Pennsylvania's Sewage Facilities Act depending on the system type. Historic preservation restrictions. Land use restrictions under the Agricultural Area Security Law, Clean and Green Program, Open Space Act, or Conservation Reserve Program — each with mandatory notices to buyer explaining the restrictions and tax implications. The Real Estate Seller Disclosure Law reference. Public and private assessments — seller represents no unpaid assessments, uncorrected code violations, or other notices as of the signing date. Highway occupancy permits. Internet of Things device requirements — seller must clear all data from IoT devices before settlement and disconnect all personal devices from property IoT systems.
Clean and Green in Bucks County: A significant number of properties in upper Bucks County are enrolled in the Clean and Green preferential tax assessment program. When a Clean and Green property is sold, the new use may trigger rollback taxes — the recapture of preferential tax treatment for up to 7 years. Buyers must contact the County Tax Assessment Office before execution of the agreement to understand the tax implications. Sellers must disclose Clean and Green enrollment. I identify Clean and Green enrollment on every rural or agricultural Bucks County property before any offer is submitted.
Paragraph 11 — Waiver of Contingencies
Buyer's failure to exercise any contingency option within the specified timeframe is a waiver of that contingency. The buyer then accepts the property and is bound by the release in Paragraph 28. This is the most frequently misunderstood paragraph in the agreement — buyers who fail to act within contingency periods lose their right to terminate without consequence. The deadline is the deadline.
Paragraph 12 — Buyer's Due Diligence and Inspections
The inspection elections — waived or elected — for each category. Seller must provide access to insurers, surveyors, municipal officials, appraisers, and inspectors. Buyer has the right to two pre-settlement walk-through inspections to confirm the property's condition matches the agreement requirements. Seller must have heating and all utilities on for all inspections and appraisals. All inspectors are authorized to provide inspection reports to the broker for buyer. Seller has the right to receive a free copy of any inspection report.
Inspection categories available for election or waiver: Home and property inspection including structural components, roof, exterior, windows, doors, building materials, pools and spas, appliances, electrical, plumbing, public sewer, heating and cooling, water penetration, electromagnetic fields, wetlands, mold, and other environmental hazards. Wood infestation. Deeds, restrictions, and zoning — including verification that the present use is permitted. Water service quality and quantity. Radon — the EPA advises corrective action at or above 4 picoCuries per liter. On-lot sewage disposal system. Property and flood insurance. Property boundaries. Lead-based paint for properties built prior to 1978 — also requires a separate HUD lead hazards disclosure and the Protect Your Family from Lead in Your Home pamphlet.
Radon in Bucks and Montgomery County: Pennsylvania has one of the highest radon concentrations of any state in the country. The EPA action level is 4.0 pCi/L. Any person who tests, mitigates, or safeguards a building for radon in Pennsylvania must be certified by the Department of Environmental Protection. If radon testing reveals levels at or above the action level, the buyer's written corrective proposal typically requests seller-funded mitigation system installation — typically $800 to $1,500. Buyers who waive radon testing in Pennsylvania accept an elevated risk that is specific to this state's geology.
Paragraph 14 — Titles, Surveys and Costs
Buyer orders a comprehensive title report within 7 days of Execution Date and provides a free copy to seller. Buyer is encouraged to obtain owner's title insurance — an owner's policy is different from a lender's policy, which does not protect the buyer. Buyer pays for title search, title insurance, mechanics' lien insurance, flood and hazard insurance, appraisal fees, and buyer's customary settlement costs. Seller pays for any survey required by the title company for an adequate legal description. Property must be conveyed with good and marketable title insurable at regular rates, free and clear of all liens and encumbrances except existing deed restrictions, building restrictions, ordinances, easements of roads, visible easements, easements of record, and utility easements. Coal Notice where applicable — the deed may not convey rights to coal and support underneath the surface. Private Transfer Fee disclosure. The agreement is not a recreational cabin unless otherwise stated.
Paragraph 15 — Notices, Assessments and Municipal Requirements
If new notices of public or private assessments arrive after seller has signed, seller must notify buyer within 5 days and state whether seller will comply at seller's expense. If seller will not comply, buyer has 5 days to accept or terminate. Within 30 days of Execution Date but no later than 15 days before settlement, seller must order at seller's expense a municipal certification disclosing uncorrected violations and occupancy certificates. This municipal inspection requirement varies by municipality — Upper Dublin Township's curb inspection requirement is a specific example that affects Fort Washington commercial transactions. Many Bucks County and Montgomery County municipalities require U&O (Use and Occupancy) certificates as a condition of transfer. I identify and communicate municipal U&O requirements for every transaction before the offer is submitted.
Paragraph 16 — Condominium and HOA Notice
For condominiums — seller must provide Certificate of Resale and copies of the declaration, bylaws, and rules and regulations within 15 days of Execution Date. Buyer may void the agreement at any time before receiving association documents and for 5 days after receipt. For planned communities — same documents required. If the association has a right of first refusal, seller reimburses buyer for inspection, title, and appraisal costs if the association exercises that right.
Paragraph 17 — Real Estate Taxes and Assessed Value
Taxing authorities and property owners may appeal assessed values at the time of sale or any time thereafter. A successful taxing authority appeal may result in higher assessed value and increased property taxes. Pennsylvania's 1996 base-year assessment system — used in Bucks County and Montgomery County — means assessed values may differ significantly from market value, creating both opportunities and risks at reassessment. Buyers in the current market should understand that their purchase price may trigger a taxing authority assessment appeal that increases their tax burden above what was quoted at settlement.
Paragraph 18 — Maintenance and Risk of Loss
Seller must maintain the property in its present condition from execution through settlement, normal wear and tear excepted. If any included item fails before settlement, seller must repair or replace it before settlement, credit buyer for fair market value, or not repair — in which case buyer has 5 days to accept or terminate. Seller bears the risk of loss from fire or other casualties until settlement. If property included in the sale is destroyed and not replaced, buyer may accept the property with insurance proceeds or terminate with deposit returned.
Paragraph 19 — Home Warranties
Either party may purchase a home warranty at or before settlement. A home warranty does not alter seller disclosure requirements, does not cover pre-existing defects, and does not alter inspection contingency terms. Buyers and sellers are informed that a broker who recommends a home warranty may have a business relationship with the home warranty company providing a financial benefit to the broker.
Paragraph 20 — Recording
The Agreement of Sale will not be recorded. If buyer causes the agreement to be recorded, seller may treat that act as a default.
Paragraph 21 — Assignment
Buyer will not transfer or assign the agreement without written consent of seller. Assignment may result in additional transfer taxes.
Paragraphs 22 through 24 — Governing Law, FIRPTA, and Megan's Law
Pennsylvania law governs the agreement. All disputes are filed in Pennsylvania state or federal courts. FIRPTA — buyers of U.S. real property from foreign persons must withhold up to 15% of the amount realized. Buyers must determine whether the seller is a foreign person as defined by the Foreign Investment in Real Property Tax Act of 1980. Megan's Law notice — buyers are encouraged to contact municipal police or the Pennsylvania State Police for information about convicted sex offenders near the property at pameganslaw.state.pa.us.
Paragraph 25 — Representations
All advertising, promotional activities, brochures, and plans are not part of the agreement unless expressly incorporated. The agreement contains the whole agreement — no oral representations, promises, or conditions outside the written agreement are enforceable. The agreement may only be altered by written modification executed by all parties. Unless otherwise stated, buyer has inspected the property before signing or has waived the right to do so, and agrees to purchase in its present condition subject to elected inspection contingencies. Brokers have not made independent examinations of structural soundness, age, condition, environmental conditions, permitted uses, or local conditions.
Paragraph 26 — Default, Termination and Return of Deposits
Where buyer terminates pursuant to any right granted by the agreement, buyer is entitled to return of all deposit monies and the agreement is void. Pennsylvania law does not allow the broker holding deposits to determine entitlement when settlement does not occur. Broker can only release deposit monies when both parties agree in writing, according to a final court order, or under the prior written agreement in Paragraph 26(C). Under Paragraph 26(C), if a dispute over deposit entitlement is unresolved 180 days after the settlement date — or following termination — the broker will distribute deposits to buyer within 30 days of buyer's written request unless the broker has received verifiable written notice of litigation or mediation. Buyer's options on default: seller may retain sums paid by buyer as liquidated damages, as monies applied to damages, or on account of purchase price. This distribution does not legally determine entitlement — parties retain legal rights to pursue litigation even after distribution.
The earnest money dispute reality: When a transaction falls apart in Pennsylvania, the broker cannot simply release the earnest money to either party. Both parties must agree in writing, or the dispute must go to court. The 180-day provision in Paragraph 26(C) — after which deposits go to buyer absent a litigation notice — is frequently misunderstood by sellers who assume earnest money is automatically forfeited when a buyer defaults. It is not automatic. Contested deposit situations require either written agreement or legal action.
Paragraph 27 — Mediation
Buyer and seller must submit all disputes and claims arising from the agreement — including deposit disputes — to mediation conducted under the Home Sellers/Home Buyers Dispute Resolution System or the local Association of Realtors mediation system. Mediation fees are divided equally. Legal proceedings may be initiated before mediation completion to stop statutes of limitations from expiring and for the purpose of indexing a lis pendens. A court may award attorney fees to the prevailing party if the court finds that a party unreasonably breached the mediation provision or acted in bad faith. Any mediation agreement signed by the parties is binding. The agreement to mediate survives settlement.
Paragraph 28 — The Release
When buyer accepts the property under the agreement — whether after waiving contingencies, after a satisfactory inspection, or after a negotiated resolution — buyer releases and forever discharges seller, all brokers, their licensees, employees, officers, and partners from any and all claims, losses, or demands including personal injury and property damage, from: termites and wood-boring insects, radon, lead-based paint hazards, mold, fungi, indoor air quality, environmental hazards, defects in individual on-lot sewage disposal systems, deficiencies in on-site water service, and any other defects or conditions on the property. This release survives settlement. The release does not apply if seller is in default under the agreement or in violation of seller disclosure law — in which case buyer retains all available legal remedies.
The release is permanent and broad: Paragraph 28 is the most consequential paragraph for buyers. Once the inspection contingency is resolved — whether by accepting the property, waiving inspection, or completing a negotiated corrective agreement — the buyer releases seller and all brokers from essentially every known and unknown defect. This release survives closing indefinitely. Buyers who discover a defect after settlement that the seller concealed retain legal remedies despite the release, but proving concealment is expensive and difficult. The inspection contingency is your opportunity to discover problems before the release applies.
Paragraph 29 — Real Estate Recovery Fund
A Real Estate Recovery Fund exists to reimburse persons who have obtained a final civil judgment against a Pennsylvania real estate licensee owing to fraud, misrepresentation, or deceit in a real estate transaction, and who have been unable to collect the judgment after exhausting all legal and equitable remedies. Contact the State Real Estate Commission at 717-783-3658 for details.
Paragraphs 30 through 32 — Communications, Headings, and Special Clauses
Communication with buyer is satisfied by communication to broker for buyer if one exists. Communication with seller is satisfied by communication to broker for seller if one exists. Section headings in the agreement are for convenience only and have no effect on the rights, obligations, or intent of the parties. Special clauses available as addenda include: Sale and Settlement of Other Property Contingency, Appraisal Contingency, Short Sale, and others.
What Is Negotiable in the Pennsylvania Agreement of Sale
Everything with a blank is negotiable. Purchase price, earnest money amount and timing, settlement date, seller concessions, what is included or excluded, contingency periods, inspection contingency negotiation period, mortgage commitment date, and the specific terms of each contingency are all subject to negotiation. Pre-printed terms are a starting point — not fixed contract terms. The agreement itself states that all pre-printed terms and time periods are negotiable and may be changed by striking out the pre-printed text and inserting different terms acceptable to all parties, except where restricted by law.
I Explain Every Line Before You Sign
The Pennsylvania Agreement of Sale is a 14-page binding contract that most buyers and sellers sign having never read it carefully. My job is to make sure you understand what you are agreeing to before you agree to it — the deposit timeline, the contingency deadlines, what stays with the property, what the release means, and what happens if either party defaults. Call or text 267-934-5674 before you sign anything.
Josh Wernick - REALTOR®
· Named Top Agent — BestAgents.us · Keller Williams Real Estate
Related Pages:
How do I sell my house in Pennsylvania
· Pennsylvania sellers property disclosure statement
· Pennsylvania consumer notice real estate
· Home inspection contingency Pennsylvania
· Appraisal contingency Pennsylvania
· Pennsylvania mortgage contingency
· Closing costs in Pennsylvania
FAQ — Pennsylvania Agreement of Sale
What is the Pennsylvania Agreement of Sale?
The Standard Agreement for the Sale of Real Estate — PAR Form ASR — is the legally binding 14-page contract governing every residential real estate transaction in Pennsylvania. It covers 32 paragraphs including purchase price and deposits, settlement date, contingencies, fixtures, financing, seller representations, title, municipal requirements, maintenance, default, mediation, and the release that survives closing. The current version is Copyright Pennsylvania Association of Realtors 2025, revised May 2025.
How long does a buyer have to submit the earnest money deposit in Pennsylvania?
The initial deposit is due within 5 calendar days of the Execution Date — the date when both parties have fully accepted the agreement by signing and initialing — unless the agreement specifies a different timeframe. The 5-day period excludes the day of execution and includes the last day. All deposit funds must be by check, cashier's check, or wired funds. Funds paid within 30 days of settlement must be by cashier's check or wire, not personal check.
What contingencies are in the Pennsylvania Agreement of Sale?
The standard PAR ASR form provides for: home and property inspection contingency, wood infestation inspection, deeds and zoning investigation, water service quality inspection, radon testing, on-lot sewage inspection, property and flood insurance verification, property boundary survey, lead-based paint inspection for pre-1978 properties, and mortgage financing contingency with a specified Commitment Date. Each contingency has a specific period and a specific protocol for acceptance, termination, or corrective proposals.
What is the inspection contingency period in Pennsylvania?
The Contingency Period is 10 calendar days from the Execution Date if not otherwise specified in the agreement. Within that period, buyer must complete all elected inspections, obtain reports, and accept the property, terminate, or submit a Written Corrective Proposal. After a Proposal, a Negotiation Period of 5 days follows. After the Negotiation Period, buyer has 2 days to accept or terminate. Missing any deadline without written extension is a waiver of that contingency.
What happens if a buyer backs out of the Pennsylvania Agreement of Sale?
Depends on the circumstances. If buyer terminates pursuant to an active contingency right within the specified timeframe, all deposit monies are returned and the agreement is void. If buyer defaults — fails to make deposits, furnishes false information, or fails to perform without a contingency right — seller may retain all sums paid by buyer including deposit monies as liquidated damages, applied to damages, or on account of purchase price. Entitlement to deposit monies is not automatic and may require mediation or court action to resolve.
What happens if a seller backs out of the Pennsylvania Agreement of Sale?
Buyer may pursue specific performance — a court order compelling the seller to complete the sale — or seek return of earnest money plus damages including reimbursement of inspection, title, appraisal, and other transaction costs. Seller default in a signed Pennsylvania Agreement of Sale is legally serious. The seller's release under Paragraph 28 does not protect sellers who are in default or in violation of seller disclosure law.
What is the release in Paragraph 28 of the Pennsylvania Agreement of Sale?
When buyer accepts the property under the agreement, buyer releases and forever discharges seller and all brokers from all claims arising from termites, radon, lead-based paint, mold, environmental hazards, sewage system defects, water system deficiencies, and any other defects or conditions on the property. This release is permanent and survives settlement. It does not apply if seller is in default or in violation of disclosure law, but proving concealment after closing is difficult and expensive. The inspection contingency is the buyer's primary protection before the release applies.
What does "time is of the essence" mean in the Pennsylvania Agreement of Sale?
All dates and times in the agreement are binding and mandatory. Missing a deadline — deposit due date, inspection contingency period, mortgage commitment date, settlement date — is not automatically forgiven. Extensions require a written agreement signed by both parties. The most common transaction crises in Pennsylvania real estate arise from buyers or sellers who miss time-is-of-the-essence deadlines and assume the other party will accommodate them.
Can a seller keep the earnest money if a buyer backs out in Pennsylvania?
Not automatically. Pennsylvania law does not allow the broker holding deposits to unilaterally determine entitlement when a dispute exists. Seller can retain deposits if buyer defaults and both parties agree in writing, or if a court orders it. Under Paragraph 26(C), if the dispute is unresolved 180 days after the settlement date, deposits are distributed to buyer absent verifiable notice of litigation or mediation. Sellers who believe they are entitled to a buyer's earnest money after a failed transaction must either obtain the buyer's written agreement or pursue legal action.
What fixtures are included in the Pennsylvania Agreement of Sale by default?
All permanently installed items free of liens including: plumbing, heating, gas fireplace logs, radiator covers, hardwired security systems, thermostats, lighting fixtures including chandeliers and ceiling fans, pools and spas with equipment, electric animal fencing, garage door openers, TV and sound mounting hardware, unpotted plants and trees, smoke and CO detectors, sump pumps, storage sheds, fences, mailboxes, wall-to-wall carpeting, window screens and storm windows, window covering hardware, shades and blinds, awnings, central vacuum, built-in air conditioners, built-in appliances, range and oven, dishwashers, trash compactors, remaining heating and cooking fuels, and if owned: solar panels, windmills, water treatment systems, propane tanks, and satellite dishes.