London property furnishing

Furnished or unfurnished

In London, rental properties are generally categorised as either “Furnished”, where the landlord provides basic furniture, or “Unfurnished”, where no furniture is supplied.

As a rule, if appliances such as a fridge or washing machine were already installed when the property was purchased, these are included in the tenancy agreement and provided to tenants regardless of whether the property is let furnished or unfurnished.

Any furniture or appliances provided by the landlord fall under the landlord’s maintenance obligation. This means they are responsible for repairing, fixing, or replacing items that fail or become damaged through normal wear and tear. However, if damage or breakage is caused by the tenant’s negligence, the tenant is responsible for reinstating the item. Importantly, the landlord cannot simply charge the tenant the full replacement cost of a brand-new item. Instead, compensation is calculated according to the remaining lifespan of the item, with tenants only liable for the loss in value.

In London, most rental properties are typically furnished, as providing basic furniture often makes them easier to let. However, in the case of larger houses, unfurnished properties can sometimes be more attractive to prospective tenants. The best approach may therefore depend on the type of property.

Our company partners with Instyle Direct to provide a comprehensive furniture package service for new property owners. It is not uncommon for a property initially listed as unfurnished to remain vacant, only to be let almost immediately once it has been furnished and presented well. Choosing whether or not to provide furniture can therefore play a crucial role in securing a smooth tenancy.

What level of furnishings should be provided?

In general, for properties up to the size of a studio, one-bedroom or two-bedroom flat, the majority of tenants prefer to rent them furnished. For such properties, we therefore recommend letting on a furnished basis.

So, what level of furniture and fittings should be provided? Below is a list of items typically expected in a furnished property:

Living room

• Sofa: Depending on property size – a two-seater, three-seater, or corner (L-shaped) sofa.
• Dining table: Size to suit the property.
• Dining chairs: Typically two, four, or six, depending on the table and property size.
• Coffee table.
• Rug: Often placed beneath the coffee table.

Kitchen

Basic appliances are usually already included with the property at purchase, particularly in new-build developments. However, if these are missing (e.g. in second-hand properties), we recommend providing the following:

• Fridge freezer: Almost always included in new-build flats, but if not, a full fridge-freezer is ideal. A small under-counter fridge can make it harder to attract tenants.
• Microwave: Not always supplied at purchase, but often requested by tenants.
• Oven: Typically built-in for new or modern properties. If missing in older properties, this can deter prospective tenants.
• Dishwasher: Varies depending on the property, but increasingly seen as a standard fixture.
• Crockery, cutlery and cookware: Plates, glasses, cutlery, saucepans, frying pans etc. These are especially requested by tenants moving in from abroad. They do not need to be provided upfront but can be supplied if specifically requested.

Bedrooms

• Beds: For the master bedroom, it is standard to provide a UK king-size bed (150cm x 200cm). In second and third bedrooms, a double bed (138cm x 190cm) is common. However, some tenants prefer to use these rooms as a study or guest room, so offering a single bed (90cm x 190cm) or leaving the room unfurnished is also an option. Flexibility is ideal, but note that removing beds later can involve costs and storage issues. For this reason, it is sometimes advisable to market the property without beds in the second or third bedroom initially.
• Mattresses: Beds must always be provided with mattresses. Very cheap mattresses may not be suitable for long-term lets, so we recommend supplying a reasonably good-quality mattress.
• Bedside tables and lamps: Typically one on each side of the bed.
• Wardrobes: Most new-build properties come with built-in wardrobes, but second bedrooms may not. Where missing, we recommend considering a freestanding wardrobe.
• Bed linen: Duvets, sheets, and pillows are often requested, particularly by tenants relocating from abroad (e.g. expatriates and international students).

Bathrooms

Bathrooms usually already include a bath or shower unit, toilet, and washbasin, so additional items are rarely necessary. Occasionally, tenants may request extra storage such as shelving, but in principle no further furniture or fittings are required.

Utility Rooms / Storage

• Washing machine / washer-dryer: Most new-build flats are supplied with a new unit on purchase. If not, one must be provided before letting. A tumble-dryer function is not strictly essential but is often highly requested.
• Vacuum cleaner: Not always expected, but often requested by international tenants.
• Iron and ironing board: Similarly, not always required but commonly requested by tenants arriving from overseas.

Balconies / Gardens

Where a property has a generous balcony or garden, tenants sometimes request outdoor tables and chairs. These can be considered case by case. However, in some older buildings, furniture may not be permitted on balconies, so it is important to check the purchase contract or building regulations first.

Windows

• Curtains and blinds: Known as window dressings, these are essential when letting a property. In bedrooms, blackout curtains or blinds are generally required. Some tenants may also request sheer curtains, which can be considered depending on the circumstances.
• In new-build properties, curtains and blinds often need to be custom-made to fit the exact window dimensions, which can take time to install. It is therefore important to allow sufficient lead time.
• If curtains or blinds are not ready by the tenant’s move-in date, it is common practice to install temporary coverings (at least in the bedrooms) and then replace them with the permanent fittings once available.

Other Items

Depending on the property and tenant preferences, additional requests for furniture or fittings may arise. There is no obligation to provide everything; rather, landlords should consider what is feasible based on their own wishes and the terms of the offer.

• Bookshelves: If fixed to the wall, they will require drilling, which needs careful consideration. If freestanding, they must be stable and secure to avoid accidents.
• Shoe racks: Frequently requested by Japanese tenants. Worth considering depending on the size of the entrance space.
• Bar stools: For properties with an open-plan or counter kitchen, bar stools or high chairs can make the property more stylish and attractive.
• Television and TV stand: Commonly requested by international tenants such as expatriates or students. These can be provided depending on the details of the offer.

Furniture regulations

Furniture and furnishings (Fire) (Safety) (Amendment) Regulations 2025

This regulation requires that certain furniture and furnishings – particularly those containing fillings such as sofas, cushions, bedding, and mattresses – must comply with fire safety standards. Any furniture or “soft furnishings” provided by the landlord in a rental property, even if second-hand, must meet these requirements.

Compliant furniture must carry a permanent label, which cannot be removed, confirming that it meets the regulation.

Items Not Covered by the Regulation (Exemptions)

Depending on the property and tenant preferences, additional requests for furniture or fittings may arise. There is no obligation to provide everything; rather, landlords should consider what is feasible based on their own wishes and the terms of the offer.

• Furniture manufactured before 1950 (with some exceptions).
• Curtains and carpets.
• Bed linen such as duvet covers and pillowcases (but not the actual bedding or mattress).
• Certain other textile items like tablecloths.

A partial amendment comes into force in October 2025, including updated definitions for children’s and infant furniture, and the abolition of swing labels (removable hang-tags).

Items Requiring a Permanent Label (Covered by the Regulation)

• Sofas, armchairs, and upholstered chairs with fillings.
• Sofa beds and upholstered footstools.
• Mattresses and bed bases.
• Cushions and seat pads.
• Upholstered sections of dining chairs (with fillings).

In summary, any upholstered furniture containing foam, fibre, or other internal fillings typically falls within the scope of the regulation.

Items Not Requiring a Permanent Label (Exempt)

• Curtains and blinds (hanging fabric items).
• Carpets and rugs.
• Bed linen, sheets, pillowcases, duvet covers.
• Tablecloths.
• Antique furniture manufactured before 1950 (with limited exceptions).

Instyle Direct

At Benham & Reeves, we work with our sister company Instyle Direct to offer designer furniture packages to new-build property purchasers and landlords who own rental homes in London.

In recent years, both the presence and design of furniture have become increasingly important in ensuring a smooth letting process. A successful tenancy is influenced not only by the appeal of the property itself but also by the first impression created through well-designed furnishings. In fact, it is not uncommon for a property that has struggled to attract tenants to receive an immediate offer once the furniture has been updated.

Instyle Direct provides carefully designed furniture and furnishing packages that help properties let more quickly. Working in partnership with major developers, they offer comprehensive packages to owners of new-build homes as well as renovation and furnishing solutions for second-hand properties.

Furniture packages can be tailored to suit the size of the property and the owner’s budget, so please do get in touch for further details.