The Igloolets.com Blog

Is it better to let furnished or unfurnished?

As a Bristol Letting Agent the perpetual question I am so often asked by prospective Landlords is. Shall I let the property furnished or unfurnished?

Often the reply is, either furnished or unfurnished does not radically affect the rental achieved.  So one could argue that one might just as well leave the property unfurnished and save the expense of buying furniture and having to replace it over time.

One should also consider that in the void periods, an unfurnished property is exempt from council tax, whereas furnished is not. At the most one might receive a nominal discount from the Local  Authority, if a property is vacant but furnished. All councils vary.

What one must consider is what the market demands. It could be said that generally smaller properties are left furnished and larger houses are unfurnished, the reason for this is simple, people in smaller places often only stay for shorter periods, but settle for longer in houses.

You might also like to consider that if you are renting out your own home, you might choose to leave it furnished to avoid the cost of either storage or transportation to your new place, using the money you have saved on purchasing new furniture as necessary.

So what is your tenant likely to want? First and foremost they won’t want your tat! Any furniture you leave should be in good condition and not stuff that realistically should be at the local tip. One of the biggest turnoffs to prospective tenants is knackered furniture.

Tenants want enough but not to be overloaded with all the items of furniture that has no other place to go. Also if letting furnished make sure the furniture complies with The Furniture and Furnishing(Fire) (Safety) Regulations 1988

Unfurnished property should be let with all kitchen appliances present, such as Cooker, Fridge freezer and Washing machine. Along with carpets, curtains and lampshades. Paper lampshades are pennies to buy and make such a difference, to a bare room, than just seeing a piece of cable and a bulb, depending on the size of the room, a large shade can make a statement just on its own

Tenant expectations will depend on the type of property that is being offered.  Lets say if you had a purpose built flat to rent in the centre of Bristol, I would probably suggest that you furnish the property, taking into consider the cost of the furniture and over the period of 5 years encompass the cost in the rental figure. Bearing in mind at the end of 5 years it will probably mostly need replacing.

Property let furnished should have the basics essentials for normal living, but should not look cluttered, include double beds, wardobes, side table, dining table, coffee table and sofa. I would also suggest you supply a vacuum cleaner, but not go as far as kettle, iron and toaster, those sort of things are reasonable to purchase and easier to dispose of by the tenant at the end of the tenancy.