Furnished or Unfurnished – That Is the Question

This is my opinion based on experience in letting both furnished and unfurnished properties. Feel free to disagree, but here’s my take.

 

If a property has been let as furnished and marketed that way, then it makes sense to continue offering it as furnished. However, this comes with responsibilities—if an item breaks or becomes too worn to be presentable, it should be replaced. Keeping track of furniture through inventories can be tedious, and while landlords may have once been able to charge more for furnished properties, I believe that’s no longer the case. These days, it’s far more beneficial to invest in maintenance, deep cleaning, fresh paint, and minor repairs, as these factors play a bigger role in attracting tenants.

 

Unfurnished Properties Attract Longer-Term Tenants

 

From experience, unfurnished properties tend to attract tenants who stay longer. When tenants bring their own furniture, they make the space their home, making them less likely to move frequently. While some prospective tenants may ask if the landlord could furnish an unfurnished property, it’s important to stand firm—the right tenant will come along.

 

White Goods Are Essential

 

Even in an unfurnished property, it’s important to provide the basics—a fridge freezer, washing machine, and dishwasher. Interestingly, properties without a dishwasher tend to stay on the market longer. It’s something to consider when preparing a rental property.

 

Another factor to keep in mind is separate dryers. Washer-dryer combination machines tend to break down faster, and most rental properties in the UK don’t provide a separate dryer. However, in my experience, properties that do offer one let quicker. Additionally, a separate dryer helps reduce condensation and mould, as tenants are less likely to dry clothes indoors.

 

Dehumidifiers – A Small Investment That Saves Money

 

Speaking of condensation and mould, one of the best investments a landlord can make is a dehumidifier. Spending £50-£100 on a dehumidifier and adding it to the inventory can prevent costly issues down the road. Many UK rental properties suffer from ventilation problems, and unfortunately, not all tenants ventilate properly.

 

A simple instruction guide for tenants can help, encouraging them to:

•Leave the bathroom door or window open after a shower to allow moisture to escape.

•Use the dehumidifier regularly, especially in colder months.

 

The Best Approach to Furnished Properties

 

If you already have a furnished property but want to transition to unfurnished, the best approach is to phase it out over time. There are a few ways to do this:

1.Sell or dispose of furniture at the next let – Simply remove all furniture before re-letting, either selling items to the outgoing tenant or disposing of them.

2.Offer furniture as an option – When a new tenant moves in, let them choose what they want to keep and remove what they don’t. If they wish to purchase certain pieces, they can buy them and take them when they leave.

3.Make it clear that furniture is their responsibility – If the tenant buys any of the furniture, remind them that when they leave, they are free to take it or dispose of it themselves. This ensures that over time, the property naturally shifts to an unfurnished state.

 

At some point, the transition has to start, and this approach avoids the headache of replacing and maintaining furniture while still giving tenants flexibility.

 

Provide a Property Manual Instead of Furniture

 

Rather than furnishing a property, a simple manual can be far more useful to tenants. It doesn’t need to be complicated—just a basic guide on how to operate the flat. Some useful sections include:

•Boiler operation – how to turn it on/off and adjust the pressure.

•General maintenance tips – for example, cleaning windows and keeping door handles secure.

•Basic troubleshooting – resetting a trip switch or bleeding a radiator.

 

Tenants aren’t expected to be plumbers, but equipping them with this knowledge can save unnecessary maintenance callouts. A rental property isn’t a hotel, and tenants are contractually obligated to look after it, so giving them the right information upfront helps avoid issues down the line.

 

The How to Rent Guide – More Than Just a Legal Requirement

 

You may already know that it’s a legal requirement to provide tenants with a copy of the How to Rent guide, but there is so much emphasis on simply handing it over that the real purpose is often overlooked. It’s not just about compliance—it’s a complete guide to renting in England.

 

The How to Rent guide is a short and clear document that explains exactly what both landlords and tenants are responsible for. If you take the time to read it, you’ll see that it outlines all the key obligations in a simple format. It may even reflect what is already in the tenancy agreement, but it ensures that both parties are well-informed from the start.

 

If you’re renting out a property, make sure the tenant gets the most up-to-date version. You can find it here:

 

How to Rent – The Checklist for Renting in England

 

Final Thoughts: The Best Approach

 

To summarise, my recommendation is to present a clean, empty property without furniture, but with essential white goods in place. The oven and hob should be spotless, as cleanliness makes a huge difference in first impressions.

 

If you’re refurbishing a property, consider switching to an electric hob rather than gas, as new regulations will impact gas installations in the future.

 

What’s your experience? Do you prefer letting furnished or unfurnished?