Furniture and Furnishings in a Rental Property

A landlord has a duty of care to their tenants and visitors to the property.

Whether a landlord is renting out their property furnished or unfurnished, from the 1st of January 1997 all furniture in a rental property must comply with the 1993 amendments to the Furniture and Furnishings (Fire) (Safety) Regulations 1988. These safety regulations extend the scope of the Consumer Protection Act 1987 (CPA) to cover the supplying (hiring or lending) of specified goods (upholstered furniture and certain furnishings) “in the course of business”.

As the letting out of rental property is classified as ‘business’ the furniture and furnishings supplied by a landlord in a rental property come under these regulations.

Safety regulations

The safety regulations apply to the following furniture provided in a rental property:

• Armchairs, three-piece suites, sofas, sofa beds, futons, and other convertible furniture.
• Beds, Bed bases and headboards, mattresses, divans, and pillows.
• Nursery furniture
• Garden furniture which could be used indoors
• Loose, stretch and fitted covers for furniture, scatter cushions, seat pads and pillows.

Furniture items that are excluded from the regulations are:

• Antique furniture or furniture manufactured before 1950
• Bed clothes and duvets
• Loose mattress covers
• Pillowcases
• Sleeping bags
• Curtains
• Carpets

Compliance with the regulations on furniture

Furniture in a rental property must carry a manufacturer’s label which must be permanent and non-detachable, to comply with regulations.

• All upholstered items must have fire resistant filling material.
• All upholstered items must pass the “match resistance test” as prescribed.
• All upholstered items must also past the “cigarette test” as prescribed.
• Bed bases and mattresses are not required to bear a permanent label, but compliance will be indicated if the item has a label stating that it meets BS7177

Summary of regulations of furniture supplied to a rental property

A landlord wanting to supply furniture must ensure that the types of furniture and furnishings listed above meet the current safety regulations.

Local Trading Standards Officers enforce these regulations. 

The reality is for most landlords these regulations are not an issue because they let their property unfurnished or part furnished, therefore without soft furnishings other than curtains, which are exempted from these regulations.

Even unfurnished lets are not completely empty. You still need to provide:

• A working toilet
• A shower or bathroom
• A sink
• Household basics – it is courtesy to provide new loo brushes, dustbins, a few cleaning materials, and toilet rolls
• A boiler
• Heating
• Light fittings with working bulbs – for wall and ceiling lights
• Appliances – most tenants will expect a decent washing machine, fridge-freezer and cooker and hob. This also makes the rental property more desirable.
• Curtains or blinds – tenants will need these from day one, but finding the right size is a hassle, so do supply them. Neutral or understated colours are best and use poles rather than tracks for curtains as the latter tend to break
• Working locks on external doors – for the safety of the property and the tenant
• At least one smoke alarm on every floor
• A carbon monoxide alarm in any room with a fixed combustion appliance (excluding gas cookers)
• Floor coverings to protect the floors – (exposed floorboards are acceptable, providing they are safe to walk on)

For furnished rentals, remove anything financially or sentimentally valuable to you. Also take out that glass table or white sofa that could easily get damaged but leave behind any specific items that you sourced to fit into quirky spaces. This can make the place feel bigger or help define zones in an open-plan kitchen/living room. Furnished rental properties should include everything listed above for unfurnished ones, plus:

• Large furniture – tenants will expect beds, mattresses, wardrobes, and a chest of drawers in each bedroom. In the living room, supply sofas (with washable loose covers) and a dining table and chairs.
• Garden furniture – a table and chairs are a nice addition to any garden. Consider a retractable washing line to encourage drying laundry outside – and cut condensation indoors.
• Artwork – apart from a mirror that fits above an imposing mantelpiece, tenants will prefer to hang their own choice of art, but at the lower end of the market, they may not have the funds, so may want a few pictures. Consult them but certainly do not leave any valuable artwork.
• Lamps, side tables and accessories – these come down to personal taste – yes, even the candles and vases that you think will add ambiance. They will not bag you any more rent, so better to remove them. TV With the exception of built-in TVs, let tenants provide their own. TVs are inexpensive nowadays, but if they break it is a hassle for you to fix or replace them.
• Vacuum cleaner – this is not advisable, as it will not earn you any more rent and the tenants will expect landlords to repair or replace it if it stops working.
• Small electrical appliances – these are also not advisable. Besides the repair issue, toasters, kettles, and irons pose a fire or electrical risk. Any such items should be assessed regularly, creating more cost and hassle.
• Crockery and bed linen – this is only an expectation if it is a short let or a serviced apartment at the very top end.

Landlords wanting to furnish a rental property should furnish with new, but not costly or valuable items. All new furniture and furnishings sold today must comply to safety standards, whereas older or “vintage” furnishings purchased second-hand may not, so buying new ensures peace of mind.  Proof of purchase should be kept and any other related documentation as future proof. Landlords that do purchase items second-hand should ensure the correct fire-resistant labels are intact. Failure to do this will open you up to prosecution and put your tenants at risk.

When furnishing a property, less is more: a few good pieces are better than a house full of lower quality items, that are not up to standard. If you are not prepared to live with it, your tenants will not be either.

Tenants will style to their taste with their own accessories, so you only need to supply the large key items. Remember that whatever you do provide has to be kept maintained and safe.

Insurance requirements for furnished and unfurnished properties

Whether the rental property is furnished or unfurnished, landlords should have landlord building insurance. This is not a legal requirement; but it is usually a requirement from the lender for landlords who have a buy-to-let mortgage. It also gives peace of mind that the landlord’s investment is protected, should they need to make a claim. An unfurnished property will only require landlord contents insurance with low lever of cover to insure items, such as fridges, freezers, and carpets. If there are only a few items in the property that are a low cost to replace them, landlords may choose not to take this cover.

Furnished properties should have more extensive cover for sofas, tables, beds, chairs, and wardrobes.

Whatever is left in the property must be “fit for human habitation” and in working order. It is crucial that a good inventory is conducted prior to a tenant moving in, to minimise any disputes.

Can proptech help?

It can! More agents are investing in property habitation software for benefits that go beyond inventory reporting, which can save time and money for everyone involved and provide confidence that properties are fully FFHH covered – a small price to pay for an invaluable return.

KPR provides habitation software to ensure peace of mind and helps towards the smooth running of a letting agent’s portfolio, and includes:

• Professionally presented information sheets bearing your company branding offers tenants the tools to ensure that their upkeep of the property is sufficient.
• Automated scheduling and reminders, such as certificate expiration dates, and testing for smoke detectors and CO monitors, ensure every detail is covered.
• Offers tenants the ability to conduct their own Midterm report, saving agents time and minimising visits. 
• Secure storage for date and time-stamped documentation and certificates.
• Simple communication between agent and tenant, all in one place.
• Our automation software with reminders ensures that you stay compliant, so you never miss a deadline, and certificate renewals will never be overlooked.
• Our software features a tenant portal with exclusive access to direct communication between tenant and the managing agent and swift repairs reporting using a unique QR code for their property.

At KPR we understand the demands of the industry and strive to address the issues agents and property owners face. We have our own in-house development team with knowledge of modem technology and methodologies, which keep KPR software current, and always focusing on the next level.

If you would like to speak with us about how we can assist you and your business. feel free to speak with our helpful team today!

0208 542 2333

hello@kpr.global