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Frequently, landlords and tenants seem to get confused over “furnishing”.

Many landlords often wonder whether or not to furnish their investment property. Mostly the answer tends to lie in the type of accommodation and the demand the property attracts. For example, one-bedroom flats are likely to interest young professionals or couples. These tenants tend not to own their own furniture. On the other end of the scale, if you are looking to let a large family home, the prospective tenants are likely to have accumulated plenty of furniture over the years. Even the families coming over from overseas are likely to bring over their furniture as part of their “ex-pat” packages.

However, most confusion seems to be around the middle bracket. Whether or not to furnish a two- or three-bedroom flat is a dilemma for most landlords.

Tenants also usually have vastly differing expectations. As a result, at Appletons, we would advise landlords to be as flexible as possible. With stores such as Ikea or Homebase offering very good value furnishings, landlords should consider furnishing the flats - either fuly or partly - to secure a good, long-term tenancy. We would warn, however, not to overfurnish the flat before finding a tenant. It is much easier to buy more furniture but removing and storing unwanted furniture can be problematic for many landlords.

Equally, tenants should be open-minded when it comes to furnishings. “Fully furnished” does not necessarily mean it comes with every amenity. Although some landlords provide kettles and microwaves as part of the furnishings, there are no standardised regulations as to what constitues a “furnished flat”. As a tenant, expect to provide a few items of your own but if you are concerned about a particular item, it is important to discuss it at the negotiation stage. If possible, put your request in writing. That way, no one is in any doubt as to what is to be included.

Interestingly, the value of a property on the lettings market does not vary too much depending on whether or not it is furnished. However, the way the property is presented often has a major impact on the price that can be achieved. Old and scruffy furnishings can make a property difficult to let, thus reducing the rental rate that can be achieved. That is not to say that every investment property needs to have a plasma TV but the furniture should be in good condition and suit the property . It is also vital to keep the furnishing neutral. Quirky properties reflecting the landlord’s personal taste are a real challenge to let. Instead, let tenants personalise the flat with their own soft furnishings, and knick-knacks.

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