Our Guide to Furnishing a Rental Property:

Whether you’re letting a fully furnished apartment or just providing a few essentials, the choices you make have long-term implications. The right furniture can make a property feel like home, while poor choices lead to costly replacements and unhappy tenants. But it’s not just about looks — it’s about legal responsibility, budgeting wisely, and understanding who you’re furnishing for.

This guide walks through 20 key considerations landlords should keep in mind to furnish smartly and strategically.

1. Know Your Target Tenant

Who your property is most likely to appeal to will depend on size, location and proximity to transport, amenities and attractions. Consider this first and use this information to furnish according to your target market. Remember, not all tenants are the same. 

Families will value flexible furnishing options, dining tables and chairs, and plenty of storage solutions

Young professionals often value style over function and minimalist furnishings with work-from-home options like desks. 

Students often need to fit their whole life (studying, sleeping, socialising and relaxing) into a single room. They care less about aesthetics and more about function.

Furnish accordingly to attract (and keep) the right tenants.

2. Create Flexible, Functional Spaces

When viewing properties prospective tenants may ask if certain furniture can be added or taken away. Modular or smaller-scale furniture helps enable landlords to say “yes to such requests. It also helps if your property might appeal to different types of tenants with different furniture needs.

3. Less is More

It’s hard to stress how important this is. If an item of furniture (or ornaments, pictures, utensils, crockery, cutlery, lamps or rugs) serves no purpose or is damaged and worn out GET RID OF IT. Properties overcrowded with inherited, worn furniture put tenants off. Don’t overcrowd. Stick to essentials and let tenants personalize the space.

4. Choose Replaceable Items

Go with furniture lines that are easy to source again — IKEA, Argos, or Wayfair work well. If a chair breaks, you want to replace it without redoing the whole room.

5. Remember Inventory = Liability

Anything listed in property inventory becomes your responsibility to maintain. The fewer items you include, the fewer things you’ll have to fix or replace.

6. Avoid wall hangings

The argument for wall hangings is that they make a property homely and welcoming but there are in, our opinion, draw backs. Firstly, what you choose may not appeal to the prospective tenant so it’s as likely to put a tenant off as appeal to them. Secondly your wall hangings give carte blanch to tenants to put their own wall hangings up and so damage walls meaning earlier redecoration is required. Third, more often than not, wall hangings will just get taken down and stored by a tenant meaning it can get damaged (leading to time consuming disputes when the tenant leaves and having to get it rehung.

7. Budget Wisely

It’s impossible to say what percentage of annual rental income you should spend on furniture (though some on the internet say between 5 – 15% of annual rental income). Whether it’s a one bedroom property commanding £1,000 per month in rent or a 5 bedroom HMO bringing in £3,500 a month, it still costs the same to furnish a living room, bathroom or kitchen. We would suggest be driven by the other factors in this list rather than how much to spend.

8. Quality Where It Counts

Spend more on key comfort items — bed, mattresses and sofas especially. A cheap bed is a false economy and often leads to complaints or early departures. These bigger pieces define the tenant experience and should be sturdy and comfortable. We all care more about sleeping in a comfy bed than what picture is hanging on a wall.

9. Flatpack is Fine — But build it right…and budget for the build

IKEA and other flat pack outlets are great for value, but keep in mind that someone has to build it and that the building costs either money to pay someone or your time to self-build.

If you are self-building leave enough time before tenants move in. Finding a handyman to help build the day before a tenant moves in is just going to add to everyone’s stress. 

Whoever does the build, build it right. Loose screws / incorrectly put together furniture breaks much more easily.

10. Choose Easy-Clean Surfaces

They may have a less desirable aesthetic, but tenants will thank you in the end for faux leather sofas, dark-coloured chairs, and wipeable dining tables. It simplifies ongoing AND end-of-tenancy cleaning and makes it easier to clean up spills as well as reducing wear-and-tear issues.

11. Keep It Neutral

Neutral colour schemes appeal to more tenants and show better in photos. They’re also easier to match with tenants’ own furnishings if they have their own items

12. Keep Personal Taste Out of It

You may love bright patterns or quirky décor — but at least some of your prospective tenants don’t. Keep it classic and let them add personality.

13. Avoid Excess Soft Furnishings

Items like throws can be good as the can go in a washing machine if they get grubby (for example if they are protecting sofa’s. Rugs are good on floors, as explained elsewhere in this piece. However, cushions get grubby quickly and are more likely than not to be just stored away. These are the kinds of things you want tenants to add themselves.

14. Follow Fire Safety Regulations IMPORTANT!!

In the UK, all upholstered items must meet fire safety standards (e.g. BS 7177 for mattresses). Keep proof of compliance for all items.

15. Provide the Right Appliances for your target group

A fridge, cooker, and washing machine are expected. A freezer and dishwasher can help attract professionals and a microwave is a must for students.

16. Scale Furniture to Room Size

Don’t over-furnish small spaces. A giant sofa in a small living room makes the space feel cramped and harder to rent. And, sure, people like double beds but not if that’s all that fits in a room.

17. Good Lighting Pays Off

Well-placed and flexible (i.e. lamps as well as plain ceiling lights) lighting will do more to help tenants create a satisfying ambiance than fancy furniture.

18. Storage is a Winner

Some types of tenants need storage more than others but all tenants value it. It doesn’t have to be built in cupboards or presses with doors. Wardrobes with drawers, under-bed boxes, or shelving units can all make a space much more functional.

19. Document Everything

However you furnish a property be sure to photograph everything as part of your move-in inventory. This protects you in disputes and makes move-outs smoother.

20. Renew and replace – Think long term

Don’t consider furnishing a d a do once and forget activity. It’s not just the infrastructure and maintenance of the flat itself that money should be set aside for. Furniture will have a 5 – 10 year life span, aim to include occasional replacement of items in your annual maintenance allowance.

Conclusion:

Furnish Smart, Rent Faster, Easier and for more.

Furnishing a rental isn’t just about looks — it’s about functionality, longevity, and tenant experience. By making smart, targeted choices, landlords can boost appeal, reduce costs, and build positive long-term relationships with tenants.

With the right balance of comfort, practicality, and simplicity, a well-furnished property remains a valuable, low-hassle investment.

Disclaimer:

This article is for informational purposes only and does not constitute legal advice. HomeForce Property Management (HFPM) makes no representations or warranties regarding the accuracy, completeness, or reliability of the information provided. While every effort has been made to ensure the content is up to date, regulations may change, and interpretations may vary. HFPM is not responsible for any errors, omissions, or actions taken based on this article. Readers are advised to seek independent legal or professional advice regarding their specific circumstances. Links to external websites are provided for convenience and do not imply endorsement or responsibility for their content.