One of the first decisions landlords face when preparing a property to rent is whether to let it furnished or unfurnished. On the surface, it may seem like a simple choice, but in a dynamic market like Bristol, this decision can have a significant impact on rental yield, tenant appeal, and ongoing lettings management.
Here we break down the pros and cons of both options and look at real-world examples based on property type and location across Bristol. We’ll also cover key regulations around furnishing rental properties, fire safety, and responsibilities around damage.
What Counts as Furnished or Unfurnished?
- Furnished: The property comes with essential items tenants need to live comfortably, typically including beds, wardrobes, sofas, tables and chairs, white goods (fridge, washing machine, oven), and sometimes extras like lamps, mirrors, and small kitchen appliances.
- Unfurnished: The property may include fixtures like carpets, blinds, fitted kitchens, and white goods but excludes movable furniture. Tenants are expected to bring their own furniture.
What Works Best in Bristol? Let’s Break It Down by Property Type
HMO Rooms – Always Furnished
If you’re letting out individual rooms in an HMO (House in Multiple Occupation), furnishing is essential. Tenants in HMOs, typically students or young professionals, expect to move in with minimal hassle and no upfront furniture costs.
Standard furnishing in an HMO room includes:
- Bed and mattress
- Desk and chair (especially for student rooms)
- Wardrobe or clothes rail
- Chest of drawers or shelving
- Curtains/blinds
The communal areas should also include sofas, a dining table, and appliances.
Profitability: HMOs are not viable without furnishing. A well-furnished HMO room in Bristol can rent for £700 – £900+ per month depending on location, while an unfurnished room would struggle to let at all.
In terms of quality and sourcing these items, Ikea, Dusk, B&Q all provide suitable furniture that will work. Just note that if you’re furnishing a new HMO, and everything is flat pack be prepared for numb fingers and a hatred of small Allen keys by the end of building everything.
City Centre Flats – Furnished Performs Better
Small one-bed and studio apartments in areas like Harbourside, Clifton, or the City Centre often appeal to:
- Young professionals on fixed-term contracts
- People working in the city only during weekdays
- Relocators needing a flexible setup
For this market, furnished properties are highly appealing. They offer flexibility and reduce move-in costs for tenants.
Profitability: Furnished city-centre flats can command higher rents and tend to let faster. While furniture comes at a cost, the shorter voids and stronger demand often outweigh the initial spend.
Not everyone wants to furnish their properties but we suggest viewing the speed of rental vs the cost of the furniture as the trade off. If your property was to take a extra month to rent, at a missed £1000 a month of income, then it’s better to spend the money on the furniture and reduce the void periods.
Family Homes – Typically Unfurnished
Two, three and four-bedroom homes in suburbs like Fishponds, Knowle, Brislington, and Bradley Stoke are usually let to families. This tenant group tends to:
- Bring their own furniture
- Stay longer-term
- Want more control over their home environment
Letting these homes unfurnished gives tenants the flexibility they prefer.
Profitability: While the rent difference is minimal, unfurnished family homes often lead to longer tenancies with less wear and tear on landlord-owned items, meaning fewer replacement costs over time.
We do suggest including white goods
Furnishing: Cost vs. Return
Furnishing a property can cost anywhere from £1,000 for a single HMO room to £1,500 – £2,000+ for a small studio flat depending on the level you go to. It’s important to view this as a capital investment:
- Faster lets: Furnished rooms or flats generally let more quickly, particularly in high-demand central areas.
- Wear and tear: Items will need replacing over time. Budget for annual maintenance or replacements.
For tax purposes, landlords used to be able to claim a 10% wear-and-tear allowance for furnished properties. That has now been replaced (in 2016) by a replacement relief, meaning you can deduct the cost of replacing furnishings, but not the initial purchase.
Legal Responsibilities & Fire Safety Regulations
When providing furniture in a rental property, landlords must ensure all items comply with UK fire safety regulations. This means:
- Upholstered items (sofas, armchairs, mattresses) must have a permanent label stating compliance with the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
- Furniture bought second-hand or online must still meet this standard. Items without labels may need to be replaced.
- Soft furnishings such as curtains and carpets are not covered under this law but should still be safe.
White goods must be PAT tested (Portable Appliance Test) periodically, although this is not a legal requirement – it’s best practice. Most landlords will only include hard wired white goods for this reason, and not include portable appliances like microwaves, toasters etc.
Damage: Who’s Responsible?
If a tenant damages a landlord-supplied item (e.g. breaks a bed or spills wine on the sofa), the general rules are:
- Accidental damage: The tenant is responsible and the cost can be claimed from the deposit.
- Fair wear and tear: Landlord responsibility – items naturally deteriorating over time must be replaced at the landlord’s expense. For example, carpet is depreciated over about 7 years. So if your carpet has been down for longer and then becomes damaged, the deposit schemes typically won’t let you deduct from a tenants deposit for that.
- Intentional or negligent damage: Can be pursued via deposit deductions or legal action, though the latter is rarely worthwhile unless damage is significant.
It’s wise to:
- Photograph all items before the tenancy begins.
- Provide an inventory and condition report signed by the tenant.
- Review items at mid-tenancy and end-of-tenancy inspections.
Final Thoughts: Which Is More Profitable?
There’s no one-size-fits-all answer, but in Bristol:
- Furnished is best for HMO rooms and central flats
- Unfurnished is best for family homes and suburban lets
Letting furnished can increase your income and reduce voids—but comes with added costs and management. Letting unfurnished appeals to longer-term tenants and reduces maintenance obligations.
At Front Door Lettings, we advise landlords based on their property type, tenant target, and long-term goals. If you’re unsure what will work best for your property, get in touch – we’ll provide honest advice and help you maximise your return.
