No, appliances aren’t required for an FHA loan, but any that stay must work and the home must have a usable kitchen setup.
Missing appliances can turn a calm home purchase into a last-minute scramble. Buyers wonder if the lender will block the deal. Sellers wonder what they’re allowed to take. Agents get stuck in the middle.
This page clears up the rule and the edge cases: what FHA cares about, what the appraiser reports, and how to keep closing on track.
Appliance And System Basics For FHA Deals
Use this matrix to separate “must be present” items from “only matters if it stays” items for typical FHA purchases.
| Item | Required For FHA Approval? | What Gets Checked |
|---|---|---|
| Kitchen sink with running water | Yes | Water works, drains work, basic kitchen function is there |
| Stove utility hookup | Yes | Hookup exists so a cooking unit can be installed and used |
| Range or oven | No | If it remains, it should operate and be safe to use |
| Refrigerator | No | If it remains, it should run and be accounted for in value |
| Dishwasher | No | If it remains, it should power on and function without leaks |
| Built-in microwave | No | If it remains, it should operate and not pose a hazard |
| Washer and dryer | No | If they remain, they should operate and connections should be safe |
| Permanent heat source | Yes | Heat works, runs safely, and can keep the home livable |
| Water heater | Yes | Hot water is available and equipment looks serviceable |
Appliances For FHA Loans: What The Rule Means
When people ask “are appliances required for an fha loan?”, they’re often mixing two different ideas: what FHA needs a home to have, and what a seller must leave behind. Those aren’t the same.
FHA appraisal standards are built around a simple goal: the home needs to be safe, sanitary, and structurally sound, with core utilities and basic living functions. A usable kitchen is part of that. In practice, that means you need the space and hookups that let a buyer cook and store food, even if a seller doesn’t leave a shiny set of appliances behind.
Appliances For An FHA Loan: What Drives The Decision
FHA doesn’t treat every appliance the same. The deal turns on three questions: does it stay, does it affect value, and is it real estate or personal property.
What “stays” means in an FHA purchase
“Stays” is a contract question. If the purchase agreement says the refrigerator conveys, the lender and appraiser treat it like part of the package. If the contract is silent, local custom and listing language can steer expectations, yet the cleanest path is to spell it out in writing.
Real property vs personal property
Built-in items lean toward real property: a wall oven, a dishwasher, a built-in microwave. Free-standing items lean toward personal property: a countertop microwave, a mini fridge. The appraiser reports what’s on site, then the lender matches it to the contract.
Working order can matter more than presence
A missing dishwasher rarely sinks an FHA deal. A broken dishwasher that’s listed as staying can trigger a repair condition.
What FHA Guidance Says About Appliances
Federal agencies that rely on FHA property standards sum it up in plain language: appliances that remain and affect the value opinion need to operate, and appliances don’t have to be conveyed with the property. You can see that stated in the USDA Rural Development Q&A on appraisal and property requirements in its section on appliances (USDA Rural Development appraisal and property requirements Q&A).
The FHA rulebook itself lives in HUD’s Single Family Housing Policy Handbook 4000.1, which is updated on a rolling basis.
Put those together and you get a practical way to think about the topic: FHA isn’t forcing sellers to gift appliances. FHA is forcing lenders to make sure the home meets core property standards, and that any appliances included in value aren’t dead on arrival.
How The Appraiser Treats Appliances On Site
The appraiser observes the property, reports what’s there, and flags items that can affect safety or the lender’s collateral. Appliances pop up during the visit, in underwriting, and at final walk-through.
During the visit
The appraiser notes major appliances that are present and likely to remain. They may test basic operation when it’s safe and reasonable to do so. If a stove is present but can’t be turned on, the report may call for repair or verification.
In the report review
Underwriting compares the appraisal to the purchase contract. If the contract says “refrigerator included” and the appraiser reports “none present,” someone will ask a follow-up question. The simplest answer is a contract addendum that matches reality.
Right before closing
Changing what stays can change value. If a seller removes a range buyers expected, underwriting may ask for a replacement or an update. Lock down the appliance list early.
When Missing Appliances Can Still Cause Trouble
Most of the time, missing appliances aren’t the issue. Missing function is. A kitchen with no sink, no plumbing, or no hookups can stop an FHA closing.
No cooking setup at all
If there’s no place to install a cooking unit and no utility hookup, the home doesn’t meet basic living unit expectations. The lender will usually require a fix before closing, since the property can’t handle normal day-to-day use.
Built-in appliance removed and left unsafe
A missing dishwasher is fine. A missing dishwasher that leaves exposed wiring, sharp edges, or leaking plumbing is not. The repair is often simple: cap lines, make electrical safe, and leave the cabinet opening clean.
Non-working appliances promised in the contract
This is the classic trap. If the contract says the range stays, and the range doesn’t work, the lender can treat it like a required repair because it’s part of the value package. If you’re the seller, you can avoid the repair by removing it from the contract before the appraisal, or by fixing it so it runs normally.
How To Write The Contract So Everyone Stays Calm
When the contract is clear, the appraisal review is boring. That’s what you want.
- List what conveys. Write it out: range, refrigerator, dishwasher, washer, dryer.
- Call out exclusions. If the seller is taking the fridge, say so in plain text.
- Match the listing. Align MLS remarks and contract language so nobody guesses.
- Handle swaps early. Agree on repair, replacement, or removal before the appraiser shows up.
Quick Prep Steps Before The Appraisal Visit
These are low-effort moves that can prevent a repair callout tied to appliances or related hookups.
- Turn on utilities so the appraiser can verify water, heat, and power.
- Make sure the kitchen sink runs hot and cold without leaks.
- If a range is present, confirm it powers on safely.
- Secure loose wires or missing outlet covers near appliance spaces.
- Cap unused gas lines the right way and check for odor.
Repairs, Escrows, And FHA 203(k) Loans
Some FHA loans can close with repairs pending through a lender-approved repair escrow. Appliance fixes are often quick, but missing sink or missing hookup issues usually need a pre-close fix. With an FHA 203(k), appliance installation can be part of the rehab plan when it’s tied to making the home livable.
Condo And Multi-Unit Notes
Condos can blur the line between what you own and what the HOA maintains. Some buildings treat ranges, dishwashers, or built-in microwaves as part of the unit. Others treat them like personal items.
For two-to-four unit properties, FHA expects each living unit to function. If one unit has a stripped kitchen or missing hookups, that can trigger a repair request even if the other units look fine.
- Get a written appliance list for each unit, not a verbal “it stays.”
- Plan the final walk-through on the same day utilities are on.
Deal Outcomes When Appliances Are Missing Or Broken
Use this table to spot the likely lender response and the next step.
| Situation | Likely FHA Outcome | Low-Drama Fix |
|---|---|---|
| Fridge removed, not listed as included | No issue | Confirm exclusion in writing and move on |
| Fridge included, missing at appraisal | Follow-up questions | Addendum: replace it or remove it from contract |
| Range present, won’t power on | Repair condition possible | Repair or swap with a working unit before closing |
| Kitchen sink has no water | Repair required | Restore water service and fix plumbing leaks |
| Dishwasher missing, rough plumbing exposed | Repair condition likely | Cap lines, secure wiring, leave space clean |
| Washer/dryer included, hookups unsafe | Repair required | Fix vents, outlets, and water lines to safe condition |
| Built-in microwave missing, hole in cabinet | Case-by-case | Install a trim kit, panel opening, or replace unit |
Are Appliances Required For An FHA Loan? Closing Checklist
Here’s a closing-week checklist to keep emails short.
For buyers
- Confirm which appliances convey in the contract.
- Do a final walk-through and check that the included appliances are still there.
- If something changed, get an addendum signed before the lender reviews it.
For sellers
- Decide early what you’re taking and write it as an exclusion.
- If an included appliance fails, repair it or swap it with a working replacement.
For agents
- Align MLS remarks, contract language, and appraisal reality.
- Keep photos of the kitchen and included appliances in the file.
One last reminder: “are appliances required for an fha loan?” is usually a contract question plus basic kitchen function. If you want less drama, confirm utilities are on and keep the sink and hookups working.