Renting: Furnished or Unfurnished?

Whether you’re a tenant looking for your next home or a landlord deciding how to market your property, the question of furnished vs unfurnished rentals is an important one. Furnished homes offer convenience, especially for short-term renters or those who don’t want the hassle of buying furniture.

On the other hand, unfurnished rentals give tenants the freedom to personalise the space while often attracting longer-term renters.

For landlords, each option comes with its own pros and cons – so which is the better choice? Let’s break it down and help you decide what works best for you.

What is the Difference Between Furnished vs Unfurnished Rentals?

What does unfurnished mean?

There’s no legal definition outlining what qualifies as a furnished or unfurnished property, but landlords are required to provide certain essentials in any rental property.

At a minimum, the property must include:

• All kitchen and bathroom fixtures
• White goods such as a fridge, freezer, washing machine, and oven/cooker
• Curtains or blinds
• Floor coverings – such as carpet or fitted laminate flooring
• Light fixtures
• Boiler and heating system
• Working smoke and carbon monoxide alarms

Unfurnished properties typically won’t include the basic furniture you’d expect in a furnished home, but they still come with these key necessities.

Keep reading to find out exactly what landlords are legally required to provide in a rental!

What does furnished mean?

The level of furnishing can vary from one landlord to another. Some landlords may provide more than others, but tenants can generally expect a furnished property to include essential items such as:

• Bed frames and mattresses
• Sofas or arm chairs
• Dining tables and chairs
• Wardrobes or drawer units for clothing storage
• White goods such as an oven, washing machine, and fridge freezer
• Lamps and mirrors

Additional furniture may include:

• Coffee tables and side tables
• Tableware such as crockery, glassware and cutlery

What does partially furnished mean?

A part-furnished property sits somewhere between fully furnished and unfurnished. It typically includes the essential furniture and white goods you’d expect in a furnished home; however, it may be missing extras like tableware, lamps, mirrors, or small appliances such as kettles, toasters, and microwaves.

Meanwhile, this option not only provides tenants with the basics but also leaves room to add personal touches, ultimately making the space feel more like their own.

What Must a Landlord Legally Provide in a Rental Property?

Furnished or unfurnished, landlords have legal responsibilities they must follow in order to remain compliant whilst renting their property. As outlined by GOV UK, landlords must legally provide the following in a rental property:

• The property must pass an Electrical Installation Condition Report (EICR) to prove that electrical use is safe (to be reviewed every 5 years)
• A valid Gas Safety Certificate for all gas appliances (to be updated annually)
• A working smoke alarm on each floor of the property
• A working carbon monoxide detector in rooms with a solid fuel burning appliance
• Functional plumbing and heating systems
• An Energy Performance Certificate (EPC) with a minimum rating of ‘E’
• Any furniture provided must meet standard safety requirements and upholstered items should have permanent fire safety labels attached (exemptions apply)

So…Furnished vs Unfurnished: Which is Better?

To help you decide, we have weighed up some of the pros and cons of each option!

Renting Furnished

For Tenants:

Pros:

✅ Property is move-in ready – no need to spend money transporting furniture

✅ Cost saving – avoid the upfront expenses of furnishing a home

✅ Ideal for short-term contracts – perfect for students, professionals on contracts or renters in transition

Cons:

❌ Higher rent – furnished properties typically come with a higher price tag

❌ Less personalisation – limited ability to make the home your own

❌ Liability for damages – tenants will be responsible for any damages to furniture (above fair wear and tear), resulting in potential tenancy deposit deductions

For Landlords:

Pros:

✅ Higher income – furnished properties can command higher rents

✅ Attractive to short-term renters

Cons:

❌ Higher maintenance – landlords are responsible for maintaining and replacing furniture

❌ More wear & tear – furniture depreciates over time, leading to additional costs when they need replacing

❌ Higher turnover rates – furnished rentals typically attract short-term tenants, leading to more frequent vacancies

Renting Unfurnished

For Tenants:

Pros:

✅ Lower rent – unfurnished rentals are generally more affordable than those that are furnished

✅ Freedom to personalise – tenants can decorate and furnish the home to their taste

✅ Longer stability – unfurnished homes are sometimes rented on longer leases

Cons:

❌Upfront costs – tenants must cover the costs of purchasing furniture and essentials

❌ More effort when moving – transporting furniture in and out of properties adds extra hassle and cost

❌ Not ideal for short-term stays – best suited for long-term renters

For Landlords:

Pros:

✅ Longer tenancy agreements – Unfurnished homes attract long-term renters, reducing turnover

✅ Less maintenance responsibility – No need to spend time or money repairing or replacing furniture

✅ Lower initial investment – No need to spend on furnishing the property

Cons:

❌ Lower rental income – unfurnished properties typically generate lower rents compared to those that are furnished

❌ Narrower tenant pool – may not appeal to short-term renters or those seeking immediate move-in convenience

❌ Vacancy risks – if demand for unfurnished rentals is lower in your area, it may take longer to find tenants

How Does Landlord and Tenancy Insurance Vary on Furnishings?

• Tenant’s liability insurance is not a legal requirement, but it can cover any damage sustained to the landlord’s belongings within the property caused by the tenant
• However, it won’t cover:
  • Damage caused by pets
  • Wear and tear caused by failure to fix a known issue – i.e. rot or mould
  • Vandalism
  • Claims that exceed damage limits
• Another type of insurance is contents insurance that will cover the tenant’s personal belongings
• Landlords are responsible for insuring their property and the contents provided in both furnished and unfurnished rental homes
• In you are a landlord renting out a furnished property, you may need landlord contents insurance in addition to your buildings insurance to protect your items against fire, theft, water, smoke, or malicious damage

Key Takeaways

For landlords, the choice depends on the target market – short-term renters may be attracted to furnished vs unfurnished rentals, while long-term tenants often seek unfurnished homes.

When it comes to tenants, the decision comes down to flexibility, cost, and lifestyle preferences.