As a landlord, you’ll have to decide whether to rent your property furnished or unfurnished. There’s no correct answer; what renters prefer will vary from property to property – and geographically. While there are certain pitfalls and benefits to offering a furnished or unfurnished let wherever you’re located, it helps to understand what renters are looking for in the SE1 rental market.
Get to know the costs, the benefits, and the tenants who rent in SE1 in areas like Wapping or Waterloo, and you’ll be better placed to make a decision.
Although it might seem obvious, the definition of an unfurnished rental is not as simple as it seems. Unfurnished doesn’t mean that the property is completely empty – but it includes far less than a property that is advertised as ‘fully furnished’.
Being a landlord in London can be confusing. There are over 170 Acts & Regulations to consider, so, how do you know if you are compliant?
Typically, the term ‘unfurnished properties’ means they don’t include beds, tables, chairs and wardrobes – however that doesn’t mean there’s no fridge or floor covering. Unfurnished lets should still include curtains or blinds, carpets or other flooring and essential white goods and kitchen appliances, such as cooker, washing machine and fridge freezer.
Landlords should typically provide these items in an unfurnished rental property in the UK, including white goods and certain fixtures and fittings:
Tenants renting a fully furnished property should be able to move in without purchasing their own essential furniture. Typically, fully furnished means that beds, sofa and tables are supplied. These types of properties tend to suit people who do not have their own furniture to move from a previous home.
Landlords typically provide:
Landlords often add smaller pieces of furniture that allow tenants to feel comfortable. A fully furnished rental may include:
Want to be a more informed landlord? Your choice here can affect how to choose a tenant and how quickly you can manage a void period if the property becomes empty.
Items such as pictures, ornaments, cooking equipment, cutlery and crockery are not usually included in fully furnished property. But it can vary depending on what the landlord wants to provide. Properties with pictures and ornaments can make a property feel more homely and attract tenants who want to move in and feel at home straight away.
Part-furnished rental properties include some essential furniture and allow tenants to supply the rest. So, what does part-furnished actually mean? Part-furnished properties may just include white goods but often comprise large pieces of furniture like beds, wardrobes, sofas and dining table, but there is no definitive rule.
To prevent misunderstandings, be clear about what you will or won’t be providing. Detail everything in the tenancy agreement, along with whose responsibility it is to maintain items of furniture provided by the landlord.
Although the tenancy agreements between furnished and unfurnished rentals will look the similar in terms of format and content, there are differences. In a furnished tenancy agreement, there will be more details regarding who is responsible for maintenance or replacement of furnishings.
Is it better to rent an unfurnished apartment as a landlord? There are pros and cons of renting furnished or unfurnished, which we detail below.
These are some of the potential benefits:
There are plenty of reasons why it is better to let furnished properties in London:
Tenants gravitate to properties and postcodes that suit their lifestyles. Rental apartments in SE1 tend to attract younger workers and corporate lets. Many tenants are single or couples – though families also live in the area.
Furnished properties are usually popular with corporate tenants, professionals, graduates and international tenants. Generally speaking, families and long-term tenants prefer renting a house unfurnished.
You should consider the type of property you are renting out and which types of tenants will be most attracted to living in this type of property. For example, a four-bedroom house will be ideal for a family who will generally have their own furniture and will be looking for unfurnished or part furnished properties.
The area your property is in should also help you to decide whether it is better to let furnished or unfurnished. If you have a property that is in a student area or is in an area easily commutable into the city for young professionals, prospective tenants are more likely to prefer furnished rental accommodation. Your letting agent can offer valuable information on where your property could fit into the local market.
WFurnishing decisions also feed into how much it costs to rent out a property, so use a house inspection checklist to keep track of condition either way.
Consider your personal circumstances when deciding whether it is best to rent furnished or unfurnished. These are a few of the factors you need to weigh up.
The inventory for a furnished property will be considerably longer. Expect normal wear and tear, and detail the tenants’ responsibilities to keep furnishings in good condition in the tenancy agreement.
It’s your responsibility to ensure the furniture you provide meets current fire safety standards and displays the appropriate labelling. You, or your letting agent, must also arrange PAT testing to check portable electrical appliances like toasters and kettles.
Most buy-to-let mortgages require you to take out landlord insurance for any rental, with buildings insurance as a minimum. While you may be comfortable with this if you’re renting unfurnished, additional landlord cover is usually advisable.
For example, you can protect yourself against the costs of damage to furnishings by taking out additional landlord contents insurance. If the property is part of fully furnished, it’s usually advisable to take out more comprehensive contents insurance.
Did you know your rental property’s furniture could be tax-deductible? You may also qualify for council tax exemptions for void periods on unfurnished properties under Class C rules for unoccupied properties, which furnished properties don’t qualify for. Since furnished and unfurnished properties can be treated differently, discuss with an advisor before changing your strategy. Need to know more about paying tax on rental income? Get started with our guide here.
The new landlord rules don’t directly address property furnishing, but higher standards will be expected. Awaab’s Law and the Decent Homes Standard both introduce stricter requirements. While the current proposals don’t include an arbitrary age limit on furniture, its condition will be the important thing.
The Renters’ Rights Bill could also make it the default to allow pets in rental properties. A knock-on effect is that landlords may want to prioritise durable materials when choosing furniture.
There’s no substitute for knowledge of the local letting market. If you want to discuss your property and whether you should rent furnished or unfurnished, contact the team at Garrett Whitelock.
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Lee Whitelock
Director
Being a landlord in London can be confusing. How do you make sure you are compliant?