Can a signed inclusions list be e-signed?

Yes. Electronic signatures are valid under the ESIGN Act and UETA where adopted, provided the signature demonstrates intent, consent, signer attribution, and the record is retained in retrievable form.

Is notarization required?

Not usually for a simple inclusions schedule, but notarization or witnesses may be required in some states or by lender or title company policies; confirm with your closing agent.

What if an included item is missing at possession?

Document the discrepancy immediately, notify escrow and the other party, and rely on the signed inclusions list and photos to seek contractual remedies or escrow holdback release.

Should serial numbers be included?

Yes for high-value appliances or electronics; serial numbers materially reduce substitution disputes and help transfer warranties and insurance coverage.

How long should I keep the signed list?

Retain with closing records at least three years for tax purposes and longer for potential title or warranty claims; adjust retention for HIPAA or state rules where applicable.

Can the inclusions list be changed after signing?

Only by mutual written amendment signed by all parties. Verbal changes are weak evidence and may not be accepted by escrow or the lender.

Electronic Signature
Templates
Real estate
Property Inclusions for Real Estate

Property Inclusions for Real Estate

This template is fully customizable. Edit the text, fill out the fields, and send it for signature. Give it a try!

PROPERTY INCLUSIONS FOR REAL ESTATE

Property Identification

Property Address Parcel / APN Number Legal Description

Parties and Contract Reference

Seller Name:

Seller Contact Information

Buyer Name:

Buyer Contact Information Purchase Agreement Reference (if applicable)

Effective Date of This Addendum:

Inclusions (Items to Convey with Property)

The Seller agrees that the following items are included with the conveyance of the Property at closing unless specifically excluded below. For each listed item mark the box for "Included" and, if applicable, add condition notes.

General Fixtures & Improvements

Included — Light fixtures, chandeliers, hardwired lighting

Included — Window coverings, blinds, shades

Appliances

Included — Refrigerator

Included — Range / Oven

Included — Dishwasher

Included — Washer and Dryer

Electronics, Security & Systems

Included — Security system (list panels, sensors, and accounts to be transferred)

Included — Garage door openers and remotes

Exterior Items

Included — Landscaping and built-in outdoor features (irrigation, arbors, built-in BBQ)

Personal Property Specifically Included Personal Property Specifically Excluded

Condition; Removal; Delivery

All items listed as included shall be conveyed at closing in substantially the same condition as of the Effective Date, normal wear and tear excepted. Seller shall remove any items that are excluded prior to closing; Seller shall be responsible for any damage resulting from removal of excluded items. If excluded items remain at closing, Buyer may either (a) require Seller to remove such items within three business days post-closing at Seller's expense, or (b) elect a credit at closing for the reasonable cost of removal as agreed in writing by the parties.

Disclosures

The Seller makes the following disclosures regarding the included property and items. Mark applicable boxes and provide brief details where requested.

Lead-Based Paint Disclosure: Yes No

Mold or Water Damage Known: Yes No

Items subject to lease, security interests, or third-party ownership: Yes No

Representations, Warranties and Remedies

Seller represents and warrants that, to Seller's knowledge, items identified as included are owned by Seller free and clear of undisclosed liens, are in the Seller's possession or control, and that Seller has full authority to include such items in the conveyance. Seller further warrants that no hidden attachments or personal property claimed by others will remain affixed so as to interfere with transfer of title to the real property.

If any included item is not operable at closing, Buyer may require Seller at Seller's expense to repair the item prior to closing or receive a mutually agreed credit for documented repair cost. If a material dispute arises regarding inclusions after closing, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs as awarded by a court of competent jurisdiction.

Indemnification; Survival

Seller agrees to indemnify, defend and hold Buyer harmless from and against any claims, liens, or costs arising from Seller's failure to remove excluded items or from Seller's misrepresentation of included items. The obligations and representations in this Addendum shall survive the closing and delivery of the deed for a period of one year, except for claims arising from fraud, which shall survive as allowed by law.

Governing Law; Entire Agreement

This Addendum shall be governed by and construed in accordance with the substantive laws of the state in which the Property is located. This Addendum constitutes the entire agreement between the parties concerning included and excluded property and supersedes any prior oral or written agreements regarding such items. Any amendment to this Addendum must be in writing and signed by both parties.

Additional Provisions

Seller:

By:

Date:

Buyer:

By:

Date:

What the Property Inclusions for Real Estate document is

The Property Inclusions for Real Estate is a written schedule or annex to a purchase contract or lease that lists fixtures, fittings, appliances, and other items that remain with the property on closing or at lease commencement. It clarifies what is included versus what the seller or lessor will remove, reducing post-closing disputes. Typical inclusions are built-in appliances, light fixtures, window treatments, landscaping equipment, and any seller-provided warranties or manuals tied to included items. Accurate inclusions protect buyer expectations and help lenders or insurers verify collateral and asset condition.

Why clear property inclusions matter to the transaction

A precise inclusions list reduces ambiguity at closing, supports appraisal and title review, and limits post-closing disagreements. It documents fixture status for tax and insurance purposes and creates a record that closing agents and escrow can rely on if discrepancies arise.

Who prepares and reviews a Property Inclusions list

Multiple parties use or rely on a property inclusions list during a real estate transaction to confirm what transfers with the property.

Keep a signed copy with closing documents; if items are contested, use the inclusions list combined with photos and serial numbers as evidence of agreed transfer.

Essential components of a professional inclusions schedule

A robust Property Inclusions for Real Estate lists item descriptions, locations, serial numbers where applicable, condition notes, and whether items are conveyed 'as-is' or with warranty. It also identifies excluded items and assigns responsibility for removal or replacement prior to closing.

Item description

Clear name and model of each item (e.g., 'Kitchen refrigerator — Whirlpool model X123') and its placement within the property.

Serial numbers

When available, include serial numbers for appliances or electronics to avoid substitution disputes.

Condition notes

Short statement of condition (functional, needs repair, non-operational) and who will repair before closing if required.

Included vs excluded

Explicitly mark items listed in the contract but excluded from conveyance to prevent misunderstandings.

Warranty information

Record any transferable warranties, manuals, or receipts that accompany included items.

Signatures & dates

Space for buyer and seller signatures and date to confirm mutual agreement to the list at or before closing.

Step-by-step: completing the Property Inclusions annex

Follow these four practical steps to prepare and finalize the inclusions list before closing.

01

Draft the list: Compile all items referenced in the contract and add obvious fixtures and appliances.
02

Walk-through verification: Conduct a joint inspection with buyer or buyer agent and confirm listed locations and condition.
03

Revise and initial: Update any corrections, then have both parties initial changes and sign the final list.
04

Attach to contract: Include the signed list as an exhibit to the purchase agreement or lease and provide copies to escrow and lender.

Typical document flow from drafting to closing

The inclusions list is created, reviewed by parties and escrow, and then stored with closing documents; use this routing as a model.

Create draft: Seller or listing agent prepares the initial inclusions schedule.
Review with buyer: Buyer inspects and requests additions or deletions during due diligence.
Finalize and sign: Both parties sign; include witness or notarization if contract requires.
Record with closing: Attach the signed list to closing statement and distribute final copies to escrow, lender, and both parties.

Recommended online workflow settings for digital completion

Configure an e-sign workflow that mirrors your closing process to ensure authentication and record retention.

Field	Configuration
Signature fields	Require signer name, signature, and date for buyer and seller.
Authentication	Use email plus SMS code or ID verification for high-value transactions.
Audit trail	Enable full audit logging (IP, timestamps) and attach to final PDF.
Retention	Set automated retention per your corporate policy and applicable legal minimums.

Technical considerations for eSigning and storing the inclusions list

Choose platforms that support PDF/A, audit trails, and secure storage to preserve evidentiary value.

Document formats: PDF, DOCX, and fillable PDF are commonly supported and preserve layout and signatures.
Integrations: Integrate with title or escrow systems (e.g., MLS, closing software) to streamline delivery.
Authentication: Support for SMS, email, KBA, or ID credential analysis for higher-assurance transactions.

Ensure your chosen platform meets legal and client privacy requirements and that executed copies are archived with closing records.

Timing and deadlines to handle before closing

Track key dates tied to inclusions to prevent last-minute disputes and to satisfy lender or escrow cutoff times.

Final walk-through:

Typically held within 24–48 hours before closing to confirm included items.

Delivery of signed list:

Provide the finalized signed inclusion list to escrow at least 48 hours before closing when possible.

Removal deadline:

Seller should remove excluded items before closing; agreed removal dates belong in the contract.

Lender conditions:

Address any lender conditions tied to included fixtures prior to funding.

Recording:

Attach list to closing package; the list itself is generally not recorded but must be retained by parties.

Key processing milestones from listing to post-closing

A sequential milestone list helps teams track who must act and when across the transaction lifecycle.

01

Prepare inclusions draft

Seller or listing agent compiles initial inventory and attaches it to the offer or listing materials.

02

Due diligence review

Buyer inspects property and requests changes to the inclusions list during the inspection contingency period.

03

Finalize and sign

Both parties sign the agreed inclusions list before escrow closes.

04

Post-closing verification

Buyer's post-closing inspection confirms items remain; use signed list and photos to document any discrepancies.

Common mistakes to avoid when preparing inclusions

Vague descriptions that allow multiple interpretations and cause disputes after possession.
Omitting serial numbers or model information for high-value items, allowing substitution claims.
Leaving the list unsigned or unsigned by one party, weakening enforceability.
Failing to update the list after mid-contingency changes or repairs, creating inconsistency with the contract.

Risks and legal consequences of incorrect or missing inclusions

Contract disputes: May lead to breach claims and demands for compensation or reimbursement.

Closing delays: Disputed items can delay funding, recording, or occupancy dates.

Escrow holdbacks: Escrow may require holdbacks or credits if included items are missing or damaged.

Insurance gaps: Insurers may question coverage for missing fixtures or appliances if not documented.

Tax adjustments: Property tax or personal property assessments may be affected if fixtures are mischaracterized.

Title issues: Ambiguity over fixtures versus personal property can complicate title or recorded encumbrances.

Sensitive data fields and secure-handling notes

Owner SSN: Avoid including Social Security numbers on the list; use redacted IDs when possible.

Bank details: Do not embed direct deposit or bank account details in the public inclusions attachment.

Medical info: Exclude any health or HIPAA-protected information from property schedules.

Key codes: Treat alarm and lock codes as sensitive; exchange via secure channel only.

Photos: Label images with item reference only; avoid metadata that reveals owner-identifying info.

Access logs: Maintain access records for who edited the digital inclusions file and when.

Real-world examples showing how an inclusions list avoided disputes

Two concise case summaries illustrate common outcomes when inclusions are properly documented.

Martin Properties

A landlord documented built-in appliances and window treatments to resolve a tenant dispute over removal

Seller provided serial numbers for appliances
The signed schedule and photos prevented a claim and supported escrow release to the seller without holdback.

Optica Ventures LLC

A buyer and seller used an online template to list all included landscaping equipment

Parties signed and attached receipts
The record enabled the lender to verify collateral and avoided a post-closing credit dispute.

eSignature vendor comparison for executing Property Inclusions documents

Basic pricing and capability differences for common eSignature providers. signNow is shown first for column consistency.

	signNow	DocuSign	Adobe Sign	PandaDoc	HelloSign
Starting Price	$8/user/mo	$15/user/mo	$14/user/mo	$19/user/mo	$15/user/mo
Free Trial	7-day free trial	Varies	Varies	Varies	Varies
Bulk Send	Yes	Yes	Yes	Yes	No
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes	Yes	Yes	No	No

Frequently asked questions about Property Inclusions for Real Estate

Answers to common operational and legal questions when preparing, signing, and storing inclusions schedules.

Need help? Contact support

Can a signed inclusions list be e-signed?
Yes. Electronic signatures are valid under the ESIGN Act and UETA where adopted, provided the signature demonstrates intent, consent, signer attribution, and the record is retained in retrievable form.
Is notarization required?
Not usually for a simple inclusions schedule, but notarization or witnesses may be required in some states or by lender or title company policies; confirm with your closing agent.
What if an included item is missing at possession?
Document the discrepancy immediately, notify escrow and the other party, and rely on the signed inclusions list and photos to seek contractual remedies or escrow holdback release.
Should serial numbers be included?
Yes for high-value appliances or electronics; serial numbers materially reduce substitution disputes and help transfer warranties and insurance coverage.
How long should I keep the signed list?
Retain with closing records at least three years for tax purposes and longer for potential title or warranty claims; adjust retention for HIPAA or state rules where applicable.
Can the inclusions list be changed after signing?
Only by mutual written amendment signed by all parties. Verbal changes are weak evidence and may not be accepted by escrow or the lender.

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