Key takeaways
- There's no legal definition of 'furnished' in the UK – so say exactly what's included in your listing and inventory.
- Tenants expect beds, storage, a sofa, dining set, curtains and white goods. Most bring their own bedding, towels and TV.
- Upholstered furniture must meet fire safety rules, and any appliances you supply must be safe.
- Record every item, with photos and condition, in a detailed inventory at check-in.
What does "furnished" actually mean?
There's no legal definition of a furnished let in the UK. In practice, letting agents and tenants understand it like this:
| Type | What's usually included |
|---|---|
| Furnished | Everything a tenant needs to move in with just their personal belongings: beds, storage, sofa, dining set, curtains, white goods – and often basic kitchenware |
| Part-furnished | White goods, curtains or blinds, and perhaps a few large pieces such as a bed or dining table |
| Unfurnished | Usually just white goods, flooring and window dressings |
Because there's no fixed standard, the most important thing is to be clear. List exactly what's included in your advert, and record every item in your inventory.
Bedrooms
- A double bed and mattress in each bedroom (singles are fine in a small second bedroom)
- A headboard
- A wardrobe
- A chest of drawers
- Bedside tables – two in a double room
- Curtains or blinds
Living and dining
- A sofa, plus an accent chair if there's room
- A coffee table
- A TV unit or sideboard – even if you don't supply a TV
- A dining table and chairs for the number of bedrooms (at least two chairs for a one-bed)
- Curtains or blinds and light shades
Kitchen
- White goods – cooker or oven and hob, fridge-freezer and washing machine. A dishwasher is a bonus in larger properties.
- Small appliances – kettle, toaster and microwave are now expected in most furnished lets.
- Kitchenware – optional for long lets, but a basic kit of crockery, cutlery, pans and utensils makes a property easier to let to young professionals and relocators.
- Cleaning kit – an iron and ironing board and a vacuum cleaner are common in furnished lets.
Bathroom
- Shower curtain or screen
- Bath mat, bin, toothbrush holder, soap dish and toilet brush – our bathroom pack covers these for £49 + VAT
- A mirror and a towel rail
What tenants usually bring themselves
For a standard long let, tenants normally bring:
- Bedding – duvets, pillows and linen
- Towels
- A TV
- Food, toiletries and personal items
Serviced accommodation is different – guests expect everything down to the towels and teabags. See our serviced accommodation checklist.
Safety checks for furnished lets
- Fire safety labels – sofas, mattresses, headboards and other upholstered items must meet the furniture fire safety regulations and keep their permanent labels. See our fire safety guide.
- Electrical appliances – anything you supply must be safe. PAT testing isn't a legal requirement for most private lets in England, but many landlords do it as evidence of safety, and some HMO licences require it.
- Electrical installation – an EICR at least every five years in England.
- Gas safety – an annual gas safety check by a Gas Safe registered engineer.
- Alarms – a smoke alarm on every storey and a carbon monoxide alarm in rooms with a fixed combustion appliance.
Record it all in your inventory
A detailed inventory protects you and your tenant. For every item, record what it is, where it is and its condition, with dated photos – and note that fire labels are present on upholstered furniture. Have the tenant sign it at check-in, then compare against it at check-out.
New, matching furniture makes inventories quicker and deposit disputes rarer, because there's no argument about what was already worn.
Furnishing it all in one go
Our buy to let furniture packages cover everything on this list in one delivery. A tenant-ready one-bed package includes a double bed and mattress, headboard, wardrobe, chest of drawers, two bedsides, sofa, accent chair, coffee table and dining set – from £2,399 + VAT, or £2,999 + VAT for two bedrooms. Add accessories, a full kitchen and electrical pack and a bathroom pack from £3,699 + VAT for a one-bed. Every package is delivered, assembled and installed by our own team.
Frequently asked questions
Is there a legal definition of a furnished rental?
No. There's no legal definition of 'furnished' in the UK, so describe exactly what's included in your listing and record every item in your inventory.
Do landlords have to provide bedding in a furnished let?
Not for a standard long let – tenants usually bring their own bedding and towels. Serviced accommodation and some corporate lets are the exception.
Do I need to PAT test appliances in a furnished rental?
PAT testing isn't a legal requirement for most private lets in England, but every appliance you supply must be safe. Many landlords test as evidence, and some HMO licences require it.
What does a buy to let furniture package include?
Our tenant-ready one-bed package includes a double bed, mattress, headboard, wardrobe, chest, two bedsides, sofa, accent chair, coffee table and dining set from £2,399 + VAT, delivered and installed.
