What Should a Landlord Provide in an Unfurnished Property in the UK

If you are a landlord looking to let out a property unfurnished, you may be wondering what you need to provide for your tenants.  

This article offers valuable information for landlords on what they need to provide in an unfurnished property in the UK, including legal and safety obligations and requirements, bathroom and kitchen fixtures and household items. We also explain the benefits of letting out a property unfurnished, and how it differs from offering a property as furnished.  

If you are looking for support with letting out a property unfurnished, Chancellors estate agents is here for you with our range of services for landlords.  

Basic Requirements of Landlords 

The first thing to keep in mind is that landlords must adhere to a set of basic safety requirements and regulations. Essentially, this means that landlords need to ensure that their property is free from any health hazards and is clean, safe and provides security for tenants.   

Basic safety requirements include: 

• Smoke alarms fitted on every floor of the property 
• Carbon monoxide detectors must be placed in rooms with a fixed “combustion appliance”. This means anything which burns fuel for heating or cooking, such as a coal fire, space heaters, open fires and wood-burning stoves 
• House security including doors, windows and fences 
• All gas and electrical equipment must be safely installed and maintained (Safety certificates need to be provided) 

You can find out more about all the responsibilities of landlords towards their tenants in our article, our ultimate guide to landlord rights and responsibilities. 

Standard Legal Obligations  

A landlord is also responsible for some standard legal obligations, including: 

• Providing an Energy Performance Certificate (EPC) for the property 
• Protecting the tenant’s deposit in a government-approved scheme  
• Giving the tenant a ‘How to Rent’ guide 
• Drawing up an Assured Shorthold Tenancy contract 
• Supplying all the essential information and keys for the tenants 

Ensuring the Property is Secure 

The landlord must make sure that the entire property, including the boundary, is safe. All locks on the property must be working properly as one of the most basic safety requirements.  

Landlords should be aware of the full scope of health and safety measures in relation to their property. The Housing Health and Safety Rating System is a list which assesses 29 housing hazards and the effect that each may have on the health and safety of current or future occupants. This list contains hazards of many different kinds, ranging from excess cold to ergonomics. It is a good idea for landlords to familiarise themselves with this system and address any potential health and safety issues which their property may present. 

What Should Unfurnished Properties Include? 

It is important to remember that unfurnished does not mean that the property should be completely empty when the tenant moves in. In fact, that is likely to put off potential tenants. 

An unfurnished rental property should include the following:  

• White goods including fridge, freezer, cooker and washing machine 
• Kitchen fixtures 
• Bathroom fixtures 
• Curtains and/or blinds 
• Some kind of flooring, whether that is carpets or hard flooring 

Whilst there are some things which you do not need to provide by law, it is still a good idea to consider providing more than the bare minimum to help your tenant feel safe, comfortable and happy in the property. After all, a good tenant and landlord relationship is key in any tenancy agreement. 

The Differences Between a Furnished and Unfurnished Property 

Whilst the difference between a furnished and unfurnished property might seem obvious, it is not entirely straightforward. What is included in two unfurnished properties might be quite different. 

As for furnished properties, they will generally include: 

• Everything that’s included in an unfurnished property 
• Seating such as a sofa and chairs 
• A dining table and chairs 
• Tableware 
• Wardrobes and chest of drawers 
• Beds 
• Storage  

You can still offer some of these items in an unfurnished property. This could potentially make the rental property more attractive to tenants, particularly for those who still need certain pieces of furniture, even if they are looking for an unfurnished property.  

If you have some furniture which is generally not expected in an unfurnished property, you could list it as part-furnished. Alternatively, you could be flexible and offer the property as part-furnished or unfurnished.  

Now let’s go into some more detail about what landlords should provide in an unfurnished property.  

Light Fittings 

Landlords are under a legal requirement to ensure that light fittings are safe and regularly maintained by an electrician. This is part of the landlord’s obligation to keep tenants safe in the property. The tenant should not find themselves in a position where they have to attempt a DIY job themselves because of poor electrical installation.  

Wiring which is not properly installed can be extremely dangerous. Wires which are cracked, frayed or overheated can lead to house fires.  

Should Curtains and Blinds be Included in Rental Properties?  

Whilst it is not a legal requirement for landlords to provide curtains and blinds, it is common practice for landlords to do so. Landlords may choose to purchase and install curtains and blinds because they are often made to measure. 

Also, it can be challenging to find the correct size of curtains for windows and fit curtain rails properly, so many landlords choose to take care of fitting curtains and blinds themselves rather than leaving it to tenants. 

It is also a token of professionalism and proactiveness for landlords to take care of something which, for many, is a necessity, even if it’s not a legal requirement. 

Are Landlords Responsible for White Goods? 

White goods is an old-fashioned term which is used to describe large electrical home appliances such as fridges, freezers and dishwashers that are typically finished in white. White goods usually refers to: 

• Fridges 
• Freezers 
• Dishwashers 
• Washing machines 
• Cookers/hobs 
• Microwaves 

Technically, landlords are only required to provide a cooker and hob, but the vast majority of landlords will also include the above items in their unfurnished properties. Renters expect white goods to be included in a property and any landlord who doesn’t offer white goods will significantly decrease their pool of prospective tenants. Simply put, most tenants will not consider moving into a property without standard white goods provided. 

It is also worth keeping in mind that landlords generally provide other kitchen fixtures including a sink, cabinets and other ‘built-in’ fixtures.   

Landlords who provide the electrical appliances mentioned above need to ensure that they are safe for use, which means regular testing. Landlords may wish to obtain a routine Portable Appliance Testing service (PAT) to keep on top of testing. With this service, a professional will visit the property and carry out electrical tests on the appliances. They will usually place a green sticker on the appliance if it is safe, or a red sticker if the appliance is in a dangerous condition.  

Bathroom Fittings 

Landlords must provide the standard bathroom fittings in their unfurnished properties. This means a toilet, wash basin, bath and/or shower, and these fittings need to be sanitary and in working order. Bathrooms must not have leaking pipes, clogged drains, irregular running water or any mildew or mould anywhere in the bathroom. Tenants must have access to running water, as well as hot and cold water. 

Our article on removing mould provides valuable information if you need to get rid of mould and mildew from the property. 

Do Landlords Need to Provide Household Items? 

Landlords are under no legal obligation to provide basic household items. However, providing these items can be a nice goodwill gesture, helping to foster a positive relationship between you and your tenant/s. 

Items such as a dustbin, doormat, toilet brush and mop are actually very important, and a tenant will appreciate you providing those items. 

Building a good relationship with your tenant/s is something which we always encourage. Providing basic household items is one way of helping to build that positive relationship.  

Don’t forget too that it is more likely that tenants will make an effort to keep the property clean and look after it well if they get on with their landlord. 

Maintenance of Special and Unique Features 

Landlords are responsible for arranging the care and upkeep of any feature or item which requires specialist care. This could be anything from elaborate garden features to a swimming pool.  

Safety Provisions 

It is the landlord’s responsibility to ensure that smoke alarms and carbon monoxide detectors are working correctly before any new tenant moves into the property. Once the tenant has moved in, it is their responsibility to keep them switched on and change batteries in these devices. 

As we mentioned, doors and windows must have locks which are working, and insurance which covers if someone breaks into the property needs to be taken. You should also have keys for all windows and doors to give to the new tenant too. 

Also, the property’s exterior should have no damage, cracks or gaps which could allow easy access to intruders, burglars or any pests.  

Gas Safety Checks 

Regular gas safety checks in the property are of utmost importance. By law, as set out in the Gas Safety (Installation and Use) Regulations 1994, all landlords must keep gas appliances including gas cookers, gas boilers and gas fires, as well as gas pipework and flues in a safe condition.  

The landlord must: 

• Ensure that all gas appliances are fitted and repaired by a Gas Safe registered engineer. 
• Organise a gas safety check every 12 months with a Gas Safe registered engineer 
• A gas safety certificate for each gas appliance needs to be kept in the property at all times 

What is the Tenant Responsible for? 

Whilst understanding what you need to provide in an unfurnished property is crucial, it is also worth bearing in mind what a tenant is responsible for.  

Tenants are responsible for: 

• Paying rent and bills for gas, electricity, water, telephone and internet (if this was part of the agreement) 
• Keeping the property in a reasonable state of cleanliness 
• Maintaining a reasonable state in gardens and yards 
• Changing batteries in smoke alarms and carbon monoxide detectors 

If you are a tenant, you may wish to take a look at our section dedicated to tenants, or our rental property search page. 

Is it Better for a Landlord to Offer a Property as Furnished or Unfurnished? 

When you let out a property, your main concern should be the wishes of the tenant. Some tenants would rather not have the work of finding, buying and moving furniture into a property, whereas other tenants might already have furniture which they would rather use in the property. It is key for landlords to be flexible and cater to the needs of potential tenants. Ultimately, there is no right or wrong answer here. 

It is also worth keeping in mind the location of the property. For example, it is generally more common for properties in big cities and towns to be furnished, particularly if the tenants are likely to be students or young professionals.  

If you are unsure whether to let your property as furnished or unfurnished, you can get in touch with a local estate and lettings agent like us here at Chancellors. We can offer you guidance on local property trends and conditions to help you come to an informed decision. 

Are There Any Benefits of Letting Out a Property Furnished? 

There are some advantages to letting out a property furnished rather than unfurnished. These include: 

• Potentially getting a better price for a furnished property 
• More demand for the property, particularly if furnished properties are more common in your area 
• More attractive to tenants who would rather not purchase furniture. Tenants will also save money 
• Furnishings can be used again (provided they are still in good condition) after the tenancy ends 
• A percentage of the cost of replacing and disposing old items will be tax deductible 

What Are the Benefits of Letting Out a Property Unfurnished? 

Letting out a property unfurnished affords landlords some benefits over letting out furnished properties.  

Firstly, it is less costly for the landlord to let out a property unfurnished. The initial outlay will be far less if you don’t need to furnish the property, and you won’t need to worry about the costs associated with clearing out the property if you eventually choose to sell it. It also goes without saying that you will not need to insure furniture which belongs to the tenant. 

It is also worth considering the following points with unfurnished properties: 

• They will generally attract reliable tenants who are looking for a more stable tenancy 
• They are more attractive to tenants who already have their own furniture which they would rather not put in storage 
• Tenants will usually be happier in a property which contains their own furniture 

What Types of Tenants Are Attracted to Unfurnished Properties? 

Typically, unfurnished properties attract longer-term tenants and those who wish to make their living space personal and feel like home. Generally, young couples, families and those who already own furniture are the most likely tenants. 

Do You Need Support With Letting Out an Unfurnished Property? 

Managing a rental property as a landlord is often challenging, and it can be difficult to know exactly what your responsibilities and obligations are to your tenants. 

If you are looking for some support and peace of mind, we can help. We offer a range of services for landlords who are letting out unfurnished properties, including comprehensive property management support, which essentially means that we take care of the full lettings process. Having dealt with the needs of landlords over many years, you can be rest assured that your rental property will be managed by a highly experienced, professional and skilled team.    

To find out more about how we can help you as a landlord, please do not hesitate to contact us.