In a furnished flat in the UK, a landlord must provide furniture that makes the property ready for a tenant to move in and live comfortably.
Thinking of letting out your property as furnished? It’s a popular choice, especially for short-term rentals or those just starting out. But if you’re new to the letting game or just want to make sure you’re ticking all the right boxes, you might be wondering: what exactly do I need to include in a furnished rental?
While there’s no official list according to British law, there are expectations, and missing the mark could put off potential tenants or lead to awkward disputes. Let’s break down what you should provide, what you can skip, and how to stay on top of managing a furnished let.
Need a hand managing your rental? J Property Management manages furnished rentals all over London. Get in touch with Jessica at info@jpropertymanagement.co.uk to find out more about our London property management services.
What Landlords Must Provide in a Furnished Flat
Furnished doesn’t mean crammed with stuff, it just means your tenant can move in and start living without having to bring a van full of stuff.
Here’s what you’ll normally be expected to provide:
- Beds and mattresses in each bedroom
- Wardrobes and chests of drawers
- Sofas and chairs
- Dining table and chairs
- White goods – fridge, freezer, oven, hob, and washing machine
- Curtains or blinds
- Flooring – carpets or laminate
- Ceiling and wall lights, with working bulbs
- Bathroom fittings, like mirrors or shower curtains
You’ll also need to provide a few items by law, including:
- Smoke alarms (one per floor)
- Carbon monoxide detectors
- Fire-safe furniture with the proper labels
- PAT-tested appliances
- An EICR every 5 years and an annual Gas Safety Certificate
Want help staying compliant? Chat to the team at J Property Management about landlord safety checks and property compliance.
What Landlords Are Not Expected To Provide In A Furnished Flat
You’re not running a hotel, so there are a few things you can leave off your to-do list:
- Bedding – pillows, duvets, and bed linen
- Kitchenware – pots, pans, plates, and cutlery (unless it’s a serviced let)
- Vacuum cleaners, mops or irons
- Toasters, kettles, or microwaves – these are optional
- Cleaning supplies – like bleach or bin liners
Basically, stick to the big, important furniture. You want the space to feel liveable, not cluttered.
Top Tips For Managing Furnished Flats
Once your property is fully furnished, you’ll need to keep on top of things – especially if you want to protect your investment.
Here are a few smart tips that we suggest to our landlords:
- Start with a detailed inventory – list every item, describe its condition, and take photos. This is vital for deposit protection.
- Choose durable, easy-to-clean furniture – think practical over flashy.
- Stick to neutrals – avoid bold colours or anything overly trendy. Let your tenant make it feel like home.
- Replace worn-out items as needed – a saggy mattress or scratched table can quickly put people off.
- Keep receipts and records – this will help with insurance claims or expense deductions come tax time.
Is Furnishing A Flat Worth It?
Good question – and the answer depends on your target tenant.
If you’re renting to students, professionals on temporary work contracts, or people heading to the UK from abroad, furnished is a solid option. You’ll likely be able to charge more rent, and the property might let faster.
But furnished lets do come with extra responsibilities: you’ll need to repair or replace anything that breaks (fair wear and tear aside), and insurance costs can be higher.
On the flip side, unfurnished properties often attract longer-term tenants – people with their own furniture who are ready to settle down.
Still not sure what works best for your property? Speak to a J Property Management advisor today for a no-obligation chat about your letting options.
What Is Classed As A Furnished Flat For Council Tax?
For council tax, a flat is considered “furnished” if it has enough furniture for someone to live there.
That means:
- A bed
- A sofa or chairs
- A dining table and chairs
- Cooking facilities
- Storage (like wardrobes or chests of drawers)
If your furnished property is empty, some councils offer discounts – but they’re usually less generous than for unfurnished properties. Check with your local authority for exact rules.
What If Tenants Remove Furniture From A Furnished Flat?
If a tenant decides they want to bring their own bed or sofa and remove yours, it can be tricky. This is why we recommend that all landlords make sure they have an in-depth inventory.
Here’s what to do:
Make sure everything is listed on the check-in inventory.
Get any changes in writing, including who will store your furniture and where.
Make responsibilities clear – if something’s damaged, lost, or never returned, you’ll need proof to deduct from the deposit
At the end of the day, it’s your furniture. Without a proper inventory, it’s your word against theirs.
Want peace of mind? J Property Management’s inventory and deposit protection services can handle this all for you.
Furnishing A Flat – Is It Worth It?
Letting a furnished flat can absolutely work in your favour – higher rent, faster lets, and happy tenants who just want a stress-free move. But it’s not without its downsides: more maintenance, more responsibility, and a bit more admin.
The key is getting the balance right. Stick to important, durable items, keep a thorough inventory, and always follow safety regulations.
Need help managing your furnished rental? Get in touch with J Property Management today for expert advice, landlord services, and support that makes letting simple.
