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To let furnished or unfurnished?

Published: 14/10/2022


As a rule, the definition of an unfurnished property includes a few essentials. Consider offering your property with the basics:

  • Kitchen fixtures and fittings
  • White goods, i.e., cooker, microwave, fridge/freezer, dishwasher, washing machine 
  • Bathroom fixtures and fittings
  • Soft furnishings, i.e., carpets, curtains, and blinds

  • Long-term renters wanting to personalise their home
  • Families who have their furniture

  • Lower set-up cost
  • Tenants are responsible for insuring their contents
  • Tenants are responsible for disposing of and/or replacing damaged furnishings
  • Less cleaning is required between tenancies

  • Unlikely to attract students, upwardly mobile professionals who might prefer a turnkey property, corporate tenants

It is important to note that as a landlord, you are under no legal obligation to furnish your property.

Things to include in a standard fit are:

  • All of the above
  • Sofa, armchairs, dining table, and chairs
  • Kitchen equipment, pots, and pans
  • Beds
  • Wardrobes
  • Chest of drawers
  • Bedside tables
  • Lamps
  • Cupboards
For high-end luxury rentals, we would recommend including the following:

  • Chinaware
  • Glassware
  • Cutlery
  • Towels
  • Bed Linen

  • Professionals
  • Corporate tenants
  • Short let tenants
  • Overseas tenants
  • Life-style tenants
  • Students

  • Higher rental income can be achieved depending on the fit-out
  • The property will let more quickly depending on location and demand
  • Shorter void periods 
  • Certain costs associated with furnishings are tax-deductible

  • Furnishings are subject to wear and tear so will need replacing now and again (although this is tax-deductible)
  • Insuring furnishings is the Landlord’s responsibility.
  • The inventory check-in and out is at the Landlord’s expense. 
  • There are limits to what landlords can charge tenants for damaged property.
  • The tenant may have their furniture so that the Landlord would incur storage costs.
  • Legally the furniture and fittings have to be labelled accordingly with fire-safe credentials. The relevant regulations are contained in the Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended by Regulations made in 1989 and 1993.
  • A portable appliance test (PAT test), which is designed to make sure electrical goods, such as kettles and toasters, are working correctly, is a necessity.

We work with various furniture package providers who provide furniture packages for all budgets giving us the freedom to be flexible with the tenants’ requirements. It’s a simple process; the Landlord chooses the package, the furniture is delivered, assembled and installed, ready for the start of the tenancy, and removed at the end of the tenancy. The service avoids the upfront costs and spreads the payments throughout the tenancy.

Circa London is a leading central London lettings agents. 
For further information, please contact Robby Ellis
020 3137 7877
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