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What landlords must provide in furnished and unfurnished properties in the UK
As a landlord in the UK, understanding your responsibilities when renting out a property is crucial. One of the key aspects that can affect your legal obligations is whether the property is furnished, unfurnished, or part-furnished. The level of furnishing in a property will significantly impact your target market, what you need to supply to tenants, and how you market the property. Failing to meet expectations can lead to confusion or disputes. So, it’s important to know exactly what is expected. Below, we’ll break down the definitions and requirements for furnished, unfurnished, and part-furnished properties in detail, and look at the pros and cons of furnished versus unfurnished rental properties.
What does tenant furnished mean?
‘Tenant furnished’ refers to a home which is furnished and ready for a tenant to move into. This typically includes essential furnishings like a bed, sofa, wardrobe, and dining table, making the property move-in ready for the tenant. Essentially, the property is fully furnished, and the tenant does not need to supply their own furniture, as the landlord has already taken care of this aspect of the tenancy.
What does unfurnished mean?
An unfurnished property typically refers to a property that does not have any furniture provided by the landlord, aside from essential appliances. This usually includes things like kitchen units, bathroom fittings, and sometimes basic white goods (e.g., fridge, oven, washing machine). An unfurnished property would not typically come with items like beds, sofas, or wardrobes.
Tenant furnished vs unfurnished
While a tenant furnished property is fully equipped with furniture for immediate living, an unfurnished property leaves tenants with more flexibility to add their own furniture but may require additional arrangements for necessary items such as a bed or sofa.
What does part furnished mean?
A part-furnished property is somewhere in between fully furnished and unfurnished. It typically means that the landlord has provided some furniture, but not enough to fully equip the property. This might include essential items like a bed, sofa, and a dining table, but tenants are expected to supply the rest, such as wardrobes, desks, and other personal items.
Part-furnished properties are ideal for tenants who want some furniture included but wish to bring in their own belongings or have specific needs for additional items.
What does white goods included mean?
The term ‘white goods’ refers to major household appliances that are essential for day-to-day living. When a landlord includes white goods in the rental agreement, it means that essential kitchen appliances such as a fridge and an oven are provided as part of the property. Some landlords might also include other appliances like a tumble dryer, microwave, or dishwasher.
It’s important to note that white goods are not considered furniture but are crucial to making a property functional and comfortable for tenants. While a furnished property includes all furniture, white goods make a home habitable by providing the necessary appliances for cooking and cleaning.
What does a landlord have to provide in an unfurnished flat?
When renting out an unfurnished flat, the landlord’s obligations are slightly different. A landlord is still legally responsible for providing certain basics, which include:
For landlords in Wales, check out the Welsh guidance for landlords.
How will the Renters’ Rights Bill impact unfurnished properties?
Proposals in the Renters’ Rights Bill to introduce a ‘Decent Homes Standard’ to the private rented sector may bring new obligations for landlords to provide ‘reasonable facilities and services’ with specific requirements that are yet to be decided but could include things like adequate space in a kitchen, an appropriately located WC and adequate external noise insulation.
Although not a legal requirement, if your property doesn’t already have one it’s a good idea to install an extractor fan in the kitchen and bathroom as this will help reduce the risk of damp and mould, which will be vital once Awaab’s Law is introduced to the private rented sector.
What does a landlord have to provide in a furnished flat?
In a furnished flat, the landlord would usually provide all the necessary furniture to make the property habitable. There are no hard and fast rules, but this typically includes:
Note: It is important to state explicitly in the tenancy agreement whether the property is furnished, unfurnished or part-furnished, as well as terms around who is responsible for removal costs if excess furniture is left in the property without permission.
Can landlords charge extra rent for a furnished property?
Yes, landlords can charge higher rent for furnished properties due to the added value of the furniture and white goods provided. The extra rent is typically reflective of the convenience and cost savings tenants experience by not having to furnish the property themselves. Read our article on how much rent to charge for more guidance.
Pros and cons of furnished versus unfurnished rental properties
Whether to let a property furnished or unfurnished depends on the property type, target tenant profile, and market conditions. Here are some pros and cons of both furnished and unfurnished lets.
Advantages of letting a property as furnished:
Furnished properties typically command higher rent due to the convenience they offer tenants. Tenants who are moving in for short-term stays, such as students, or those temporarily relocating for work, tend to prefer furnished properties.
Advantages of letting a property as unfurnished:
Generally, tenants tend to stay longer in unfurnished properties compared to furnished ones. This is because unfurnished properties often attract tenants who already have furniture and are looking for long-term housing, whereas furnished properties may appeal to individuals or couples looking for a short-term solution or those with limited belongings.
Disadvantages of letting a property as furnished:
Furniture and appliances inevitably suffer wear and tear over time, and landlords are responsible for replacing or repairing them. This ongoing cost can add up quickly, especially if tenants are not careful with the items provided. Furnishing a property also involves a significant initial investment. Landlords must purchase furniture, kitchen appliances, and other essential items, which can be expensive. These furnishings may also need to be replaced periodically, further increasing costs.
Another downside is the risk of tenant damage. The more you provide, the more the chance of damage, which can impact the deposit or lead to insurance claims. While landlords can use a tenant’s deposit to cover some of these expenses, there is always the possibility of disputes over the condition of the furniture or appliances at the end of the tenancy.
Deposit protection and landlord insurance:
Whether you are letting a property furnished or unfurnished, the maximum deposit is capped under the Tenant Fee Ban to five weeks’ rent for annual rents under £50,000. The more you provide, the more the chance of damage, so this is something to bear in mind. If your tenant has a pet, wear and tear is likely to be higher, so it’s worth exploring pet damage insurance, which can offer an extra layer of security once the deposit is exhausted. It’s important to carry out a detailed check-in inventory which includes any furniture and appliances provided, as this will be evidence if there is any damage at the end of the tenancy and there is a discussion over the deposit. Find out more in the complete guide to inventories, which combines the expertise of mydeposits and No Letting Go. If taking a deposit, make sure to protect it in an authorised scheme such as mydeposits.
From an insurance perspective, if you are letting a furnished property, you will need both contents and building insurance. This will cover the cost of replacing or repairing any damaged furniture and appliances and is essential in a furnished property, where the risk of damage to provided items is higher. Without appropriate cover, you could be out of pocket in the event of damage or loss. Even if you have your own contents insurance it’s a good idea to remind your tenant that they are responsible for taking out contents insurance for their own belongings. For comprehensive landlord insurance check, out Total Landlord who offer award-winning tailored insurance products for furnished and unfurnished properties.
Ultimately, whether to let a property furnished or unfurnished depends on your target tenant demographic. If you are aiming for students or young professionals in need of short-term accommodation, furnished properties will likely be your best bet. These tenants often prefer a furnished property, allowing them a hassle-free move in with everything already provided. In contrast, if you’re targeting families or long-term tenants, an unfurnished property might be more attractive, as these tenants generally have their own furniture and prefer the flexibility to set up the space as they wish.
Consider your target audience carefully and assess the local rental market to determine which type of property will help you attract the right tenants, maximise rental income, and minimise the risks of damage and claims.
