07·CONV

What Conveys

Three tiers: what is part of the house and included without exception, what is intended to stay but could be separated, and the furniture — essentially none of which is leaving.

956 N Noble Loop · Showing Edition · Rev A · Aug 2026

Most houses hand a buyer a short list of what stays behind. This one is unusual in the opposite direction: almost nothing is going. Everything below is sorted into three tiers, from “part of the house, no exception” through “intended to stay” to the furniture, which is available by agreement because it is not leaving either way.

This is a record of the sale rather than a description of the building — what came with the house when it changed hands, not what the house permanently is. That is why it sits in the appendix alongside the rest of the handover: it is read against the purchase agreement once, and after that it is history.

The purchase agreement governs

This page states the sellers’ position plainly, so that nothing has to be guessed at. What legally conveys is set by the purchase and sale agreement — anything here that matters to a buyer belongs in that contract, in writing. Read this as a clear starting point for that conversation, not as a substitute for it.

Tier	What it covers	How it works
1 — Part of the house	Solar, batteries and the EV charger; every kitchen appliance; the bar and entertaining built-ins; the garage overhead racks; the built-in smart devices	Included, no exception — these would not be removed even if a buyer asked.
2 — Intended to convey	The whole network setup; the whole media room setup; the washer and dryer	Staying. Separable only if a buyer specifically does not want it.
3 — Furniture	Essentially everything in the house, from the downstairs sectional to the beds	None of it is leaving, so all of it is available — by separate agreement.

Tier 1 — part of the house

These are not negotiable items on a list; they are parts of the building. They were specified into the house, they are wired, plumbed, or bolted into it, and they would not be removed even if a buyer asked for that. Each one has its own chapter in this manual, so a new owner inherits the documentation along with the equipment.

Included with the house	Documented in
Tesla solar array and both Powerwalls — permanently part of the house	Electrical & Energy
Tesla Wall Connector — the hardwired EV charger in the garage	EV Charging
Every kitchen appliance, no exception — including the BlueStar range	Kitchen
The bar and entertaining built-ins — the triple-tap kegerator, the beverage fridge, and the built-in refrigeration	Bar & Butler’s Pantry
The garage overhead storage racks — all three	Garage
The built-in smart devices — the ecobee thermostat, the front-door lock, the video doorbell, the garage controller, and the irrigation controller	Ecobee · Security & Access · Irrigation

The accounts come with them

Every smart device in tier 1 is handed over as a working system, not just as hardware: the thermostat, lock, doorbell, garage controller and irrigation controller each have a written transfer procedure so the new owner ends up in control of the account, not locked out of it. The procedures are on this appendix’s other page, Smart-home account transfer.

Tier 2 — intended to convey

All of this is staying with the house. It differs from tier 1 in one respect only: it is separable. If a buyer specifically did not want a piece of it — already owns better network gear, has no use for a projector — it could be sold or dealt with separately rather than forced on the sale. Absent that, it stays.

Intended to stay	Documented in
The entire network setup — the gateway, switches, access points and the cabling they run on	Network & Connectivity
The entire media room setup — projector, screen, receiver, amplifier, speakers and subwoofer	Media Room
The washer and dryer	Laundry

Two footnotes worth having in front of you. The washer and dryer are a good pair and worth leaving — the alternative is paying someone to haul them away, which serves nobody. And the small streaming and game devices stacked on top of the media room equipment are handled individually rather than as part of “the media room setup”:

Device	Position
Roku streaming player	Can stay — name it in the contract if you want it.
Xbox console	Can stay; it is not going with the sellers. Name it in the contract if you want it.
Small network switch	Stays with the house — it is part of the room’s wired network, not a loose device.
Steam Machine (the orange-faced gaming PC)	Does not stay. It goes with the owners.

Tier 3 — the furniture

This is the unusual part, and it is worth reading even by a buyer who assumes the answer is no. Essentially nothing is being taken. Unlike a typical move, what is leaving with the sellers is small, and zero furniture of any kind is going with them. Every piece in the house is therefore available to convey by agreement — and selling it off piecemeal would be more trouble than simply leaving it in place, which is the sellers’ honest preference.

The notable pieces:

A very large Pottery Barn sectional downstairs — around $5,000 retail, bought on a large sale. It is upholstered in Sunbrella fabric, so it is genuinely durable and stain-resistant rather than merely large.
A large dining room table, with extra chairs.
A rotating rocking recliner — large and comfortable without being oversized.
A set of at least four barstools.
All of the beds, including a very nice motion (adjustable) bed in the master. It is a split base; most buyers would want a new headboard and new mattresses of their own, but the base itself is on the table.
Plenty of smaller items besides.

What this makes possible

A buyer who wants it can move into a furnished house — sleep in it the first night, eat at the table, watch the first film in the media room — without a moving truck, a furniture order, or a month of camping on the floor. A buyer who wants none of it loses nothing: the tiers above are entirely unaffected.

How tier 3 actually works

Furniture is not included with the house by default. It is the subject of a separate agreement, and the mechanics — which pieces, at what figure, on what paperwork — run through the listing agent, who is the right person to raise it with. The position behind those mechanics is already settled and simple: none of it is leaving, so all of it is available. Ask about anything in the house and expect a straight answer.

Also staying — spares and consumables

Small, easy to overlook, and the difference between a first weekend spent at the hardware store and a first weekend spent enjoying the house. Each is documented on its own page: spare furnace filters and a box of assorted fuses (Heating & Cooling), a large inventory of spare drip-irrigation parts (Irrigation), the keg-line cleaning kit and CO₂ hardware (Bar & Butler’s Pantry), and a spare projector lamp (Media Room).

A quantity of the house’s own paint is left behind as well — the exterior color, the interior wall grey, and the trim white — so touch-ups match rather than approximate. The colors and codes are recorded in the paint schedule in Part 6 · Reference.

Still to pin down

Two items in the house sit outside the three tiers above and have not been placed on either side of the line yet. They are listed here rather than left to be discovered at the walkthrough:

to confirm The spare upright refrigerator/freezer in the garage back bay — see Garage.
to confirm The Tesla Mobile Connector — the portable charger hanging in its bag beside the Wall Connector. The Wall Connector itself is tier 1 and is not in question. See EV Charging.