Furnished vs Unfurnished Letting: Clause Differences Explained

1. What “furnished” means in practice

In common usage, a furnished letting includes at least the major items of furniture needed for day-to-day living: beds, sofas, dining table and chairs, wardrobes or other storage, and basic kitchen appliances and cookware. A fully furnished letting may also include smaller items such as bedding, linen, crockery and electrical goods.

An unfurnished letting is typically provided with white goods (fridge/freezer, washing machine, cooker) and floor coverings, but no movable furniture. A part-furnished letting sits somewhere in between, and the tenancy agreement needs to spell out precisely what is included.

The key point for drafting is that the label (“furnished” or “unfurnished”) is not enough. The tenancy agreement should be accompanied by an inventory listing every item provided, with its condition at the start of the tenancy recorded and agreed.

2. Inventory clauses

The inventory is the single most important document in a furnished or part-furnished letting. It is the evidential basis on which any deductions from the deposit can be justified at the end of the tenancy.

A well-drafted tenancy agreement will:

In an unfurnished letting the inventory is shorter, but it still matters: it should record the condition of floor coverings, kitchen units, white goods, window coverings and fixtures.

• refer to the inventory as a document forming part of the agreement
• require both parties to sign the inventory at the start of the tenancy
• provide a mechanism for the tenant to raise any discrepancies within a short window (typically seven days)
• record that the condition of items will be assessed against the inventory at the end of the tenancy, allowing for fair wear and tear

3. Fire safety: the Furniture and Furnishings (Fire) (Safety) Regulations 1988

Any upholstered furniture supplied as part of a furnished or part-furnished letting must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988. This covers sofas, armchairs, beds, mattresses, headboards, cushions, scatter cushions, pillows and stretch or loose covers.

Compliant items carry a permanent label confirming that they meet the regulations. Selling, supplying or letting non-compliant upholstered furniture is a criminal offence.

A tenancy agreement for a furnished letting should include a landlord’s covenant that all upholstered items comply with the 1988 Regulations. An unfurnished letting that provides only white goods and floor coverings does not engage the Regulations, but any included headboards, mattresses or soft furnishings do.

4. Electrical safety

Since 2020, landlords in England have been required to ensure that the fixed electrical installations in their properties are inspected and tested at least every five years, and to provide the tenant with a copy of the Electrical Installation Condition Report (EICR).

Where portable electrical appliances are provided as part of a furnished letting (kettle, toaster, microwave, washing machine, fridge/freezer, cooker, television), it is good practice (though not legally mandatory for most private landlords) to arrange Portable Appliance Testing (PAT) and keep a record of the testing. A tenancy agreement for a furnished letting can include a clause under which the landlord will maintain provided appliances in safe working order, and require the tenant to report faults promptly.

5. Gas safety

Gas safety obligations apply regardless of whether the letting is furnished or unfurnished. Any property with a gas installation or gas appliance must have an annual Gas Safety Check carried out by a Gas Safe registered engineer, with the certificate provided to the tenant at the start of the tenancy and within 28 days of each subsequent check.

Where a gas cooker is provided as part of a furnished letting, it is treated as part of the gas installation and must be included in the annual check.

6. Repair and maintenance

The core repairing obligations under Section 11 of the Landlord and Tenant Act 1985 apply to both furnished and unfurnished lettings. The landlord must keep in repair:

Where additional items are provided (appliances, furniture), the tenancy agreement should address responsibility for their repair and replacement. A typical approach is that the landlord is responsible for repair or replacement of items provided at the start of the tenancy, except where the need for repair arises from the tenant’s negligence or misuse.

• the structure and exterior of the dwelling
• installations for the supply of water, gas, electricity and sanitation
• installations for space heating and water heating

7. Use clauses and cleaning

Furnished lettings often attract a more detailed use clause, reflecting the greater number of items at risk. Typical provisions include:

In an unfurnished letting these clauses are simpler: the focus is on cleanliness of the fabric of the property rather than care of specific items.

• a requirement to use the furniture and appliances only for their intended purpose
• a prohibition on moving major items of furniture out of the property
• a requirement to return all items to their original positions at the end of the tenancy
• an obligation to clean the property to the same standard as at the start of the tenancy (by reference to the check-in report)

8. Rent levels and council tax

Furnished lettings typically attract a higher rent than unfurnished lettings of the same property, reflecting the additional value provided and the higher replacement cost risk borne by the landlord. This is a commercial matter and does not need to be reflected in any particular clause, but it should be factored into the decision on which model to offer.

Council tax liability rests with the tenant in either case, provided the tenancy is of the whole property and grants exclusive possession. For HMOs and sub-let arrangements, the position can be more complex.

9. End-of-tenancy considerations

At the end of a furnished letting, the landlord should:

The same principles apply to unfurnished lettings, but with the focus on the fabric of the property (flooring, decoration, kitchen units) rather than individual items.

• carry out a check-out inspection against the inventory agreed at the start
• record the condition of each item with photographs
• propose any deductions to the tenant in writing, with supporting evidence
• apply the fair wear and tear principle: items have a finite useful life, and items that have simply aged cannot be charged to the tenant

10. Clause differences summarised

• Inventory clause: essential for furnished lettings, still advisable for unfurnished lettings
• Fire safety covenant: required for furnished and part-furnished lettings where upholstered items are supplied
• Appliance maintenance clause: relevant where appliances are provided
• Use of furniture clause: more detailed in furnished lettings
• Cleaning clause: references the check-in report in both cases, but broader in scope for furnished lettings
• Repair clause: core Section 11 obligations apply to both; supplementary obligations for provided items apply only where relevant

11. The Renters’ Rights Act 2025 position

The furnished/unfurnished distinction is not affected by the Renters’ Rights Act 2025. The Act does not impose additional furniture-related obligations, and furnished lettings will continue to operate as assured periodic tenancies on the same terms as unfurnished lettings from 1 May 2026. The compliance baseline (deposit protection, EPC, gas safety, EICR, How to Rent guide) applies to both.

What does change is that the written statement of terms required under the Act must accurately describe what is included in the letting. A written statement that describes a letting as “furnished” without specifying what is provided leaves room for dispute and should be avoided.