If you’re preparing to rent out your property, one of the first big questions you’ll face is this: should you let it furnished or unfurnished? It may sound simple, but the choice can have a huge impact on the type of tenants you attract, how much rent you can achieve, and how much responsibility you’ll take on as a landlord.
Let’s walk through the differences, the pros and cons of each, and what you should think about before making your decision.
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What’s the difference between furnished and unfurnished?
At first glance, it might seem obvious – furnished means furniture, unfurnished means empty. But in reality, it’s not that black and white.
An unfurnished property still needs to provide the essentials: flooring, bathroom fixtures, kitchen appliances, and window coverings. It won’t include beds, sofas, or wardrobes – but it’s not bare walls and concrete floors either.
A furnished property, by contrast, comes ready for tenants to move straight into. Think beds, wardrobes, sofas, dining tables, and white goods – sometimes even smaller items like lamps and kitchenware.
There’s also a middle option: part-furnished. Here you might supply a sofa, bed, and white goods, but leave the rest to the tenant. This can work well if you’re targeting a broader range of tenants.
What should you provide in an unfurnished property?
Even if you choose to let your property unfurnished, there are still minimum expectations. Tenants will reasonably expect:
- Cooker and hob
- Kitchen sink
- Fridge and freezer
- Bathroom fixtures (bath, shower, toilet, basin)
- Flooring throughout
- Curtains or blinds
- Basic light fittings
So, unfurnished doesn’t mean you can hand over an empty shell – it still needs to be safe, functional, and comfortable.
Related: How To Rent Out A Property: A Guide To Letting
What’s included in a furnished property?
If you decide to let furnished, your tenants should be able to move in with just their suitcases. That means providing the basics: beds, wardrobes, drawers, sofas, dining furniture, and white goods like a fridge, freezer, oven, and washing machine. Many landlords also include extras such as lamps, curtains, or even small appliances.
The key is to make sure everything you provide is good quality, durable, and safe. Cheap furniture that breaks easily is a fast track to tenant complaints and disputes.
Benefits of letting furnished
Furnished properties can often command higher rents. They appeal to a broader pool of tenants, including students, young professionals, overseas relocators, and corporate tenants looking for convenience. Because the property is ready to go, it often lets faster and can reduce void periods.
If your property is already furnished, leaving it that way may save you the cost of removing and storing items. Plus, any furniture you provide can be reused across other rentals or claimed against tax under the Replacement Domestic Items Relief when you replace it.
But there are drawbacks too. Furnishing a property is an upfront investment, and you’ll take on the responsibility of maintenance and replacement as items wear out. You’ll also need landlord contents insurance, and there’s always a risk of disputes if furniture gets damaged.
Benefits of letting unfurnished
Unfurnished properties are usually cheaper to prepare because you’re not buying furniture. They also mean fewer responsibilities – you don’t have to repair or replace sofas, beds, or wardrobes, and you won’t need contents insurance to cover them.
Perhaps more importantly, unfurnished properties tend to attract longer-term tenants – families, or renters who already own furniture and want to put their stamp on a place. That usually means more stability, fewer void periods, and less hassle with turnover.
The trade-off is that rents are typically lower compared with furnished properties, and if a prospective tenant doesn’t own furniture, it may take longer to let.
Related: How often should landlords conduct property inspections?
Who rents furnished vs unfurnished?
Knowing your target tenant is key to getting this decision right.
Furnished rentals attract:
- Short-term tenants and weekday commuters
- Corporate lets for staff or clients
- Overseas tenants relocating to the UK
- Young professionals in city centres
Unfurnished rentals attract:
- Families looking for stability
- Long-term tenants who want to personalise their home
- Anyone who already owns their furniture
Related: Landlords: How to calculate rental yield and maximise ROI
What’s in it for your tenants?
From a tenant’s point of view, a furnished rental is convenient. There’s no need to spend money on beds, sofas, or dining tables, and it’s easy to move in and out quickly. For anyone relocating for work or studying in a new city, this convenience is a big selling point.
On the other hand, an unfurnished property allows tenants to truly make a home. They can decorate and furnish to their taste, and because rents are usually lower, it can be more cost-effective over the long term. Tenants also avoid the worry of being charged for damage to landlord-owned furniture – if something breaks, it’s their item to replace.
Don’t forget insurance and tax
If you let unfurnished, standard landlord buildings insurance is usually enough. If you go furnished, you’ll need landlord contents insurance too, covering the items you provide. Either way, tenants should be encouraged to take out their own contents insurance for their belongings.
On the tax side, you can no longer claim the wear and tear allowance. Instead, the Replacement Domestic Items Relief allows you to deduct the cost of replacing items such as sofas, beds, or white goods in a furnished property. That means furnished and part-furnished landlords can recoup some costs over time.
Council tax: a small but important difference
Council tax rules can also vary. If your property is unfurnished and empty, you may qualify for a discount or exemption depending on your local authority. Furnished properties usually remain liable until they’re let, which can make a difference if you’re between tenancies.
Related: Letting Compliance
FAQs
What should a landlord provide in an unfurnished property?
At a minimum, tenants should expect flooring, curtains/blinds, kitchen appliances (cooker, fridge/freezer), and bathroom fixtures.
Do furnished properties achieve higher rent?
Yes – furnished homes usually command higher rent since tenants save on buying furniture, but the extra income can be reduced by maintenance and replacement costs.
What’s the difference between furnished and unfurnished council tax?
Empty unfurnished properties may qualify for a discount or exemption, while furnished ones usually remain liable until let.
Does unfurnished include carpets?
Yes. Even unfurnished properties should include flooring and window coverings.
To furnish or not to furnish?
So, should you let your property furnished or unfurnished? The answer depends on your goals, your property, and the tenants you’re hoping to attract.
Furnished homes often achieve higher rents and let quickly, but they require more landlord involvement. Unfurnished homes are cheaper to manage and tend to attract long-term tenants who’ll stay put, but the rent may be lower.
A city-centre flat may thrive as a furnished rental, while a suburban family home could perform far better unfurnished. If you’re unsure or need more guidance, talk to your local Martin & Co branch. We’ll give you tailored advice on what tenants are looking for in your area – and help you maximise your rental returns.
