What should landlords provide in unfurnished rented properties?

19 May 2024 / Blog by Suzanne Smith of The Independent Landlord

When you’re setting out as a landlord, or even when you’ve been a landlord for a while, it can be difficult to know what you should put in unfurnished rental properties. Some of it is a grey area, depending on personal preference and target market. Others are legal obligations.

Undoubtedly, the more a landlord provides, the higher the start-up costs and running costs when the item wears out or breaks.

However, it’s about getting the balance right so that the property doesn’t end up in a no-man’s-land of “part-furnished”, which is costly, and which might not be what your target renters are looking for. On the other hand, some little touches, like curtain poles and bathroom cabinets, do make settling in easier for renters.

In this blog post, I’m first going to explain what landlords must put into their unfurnished rented properties by law in England and Wales. Then I’ll discuss what landlords often provide, and finally what falls into the “nice to have” category, all while making sure we keep on the “unfurnished” side of the line.

In writing this post, I draw on my experience as both a lawyer and a landlord who lets unfurnished rental properties in England.

At a glance:
What landlords need to provide in unfurnished properties
1. Smoke alarms
2. Carbon monoxide alarms
3. Light fittings
4. Flooring
5. Secure doors
Proposal for a Decent Homes Standard for the English PRS
Which do most landlords provide in unfurnished rented properties?
1. Which appliances / white goods must private landlords supply in rental properties?
2. Does a landlord have to provide a cooker / oven and hob (and extractor)?
3. Windows: Must landlords supply curtains, blinds, rails or poles?
4. Bathroom fittings
Which other items do landlords sometimes provide?
No replacement / repairs white goods clause
Final thoughts
What must landlords supply in unfurnished rented properties?
Let’s start with the handful of items that landlords are legally obliged to provide in unfurnished rented properties, beyond the basics like a boiler, heating, toilets and a bath or shower.

I give more detail below on what landlords must provide in all rented homes in England as a matter of law.

The situation in Wales has become more complex since the Renting Homes (Wales) Act 2016 came into effect in December 2022. However, the Guidance for Landlords in Wales is fairly comprehensive.

1. Smoke alarms
Smoke alarms must be fitted on every floor, and tested every year.

In England, they can be battery operated for single lets, but need to be hard-wired for licensed HMOs. In Wales, smoke alarms for new tenancies, now called occupation contracts, have needed to be hard-wired since 1 December 2022. Landlords with tenancies in place before 1 December have until 30 November 2023 to arrange the fitting of hard-wired smoke alarms. Click here for more information on occupation contracts in Wales.

Landlords in both England and Wales must provide least one smoke alarm on each storey of their properties with living accommodation. For instance, if the cellar or loft are not habitable space, smoke alarms are not necessary.

Do follow the manufacturer’s instructions but, as a rule of thumb, battery operated smoke alarms should be fixed to the ceiling in a circulation space such as a hall or a landing. Electricians can fit the hard-wired alarms.

2. Carbon monoxide alarms
Landlords must provide carbon monoxide alarms in every room where there is a “fixed combustion appliance (excluding gas cookers)”. In practice, this means boilers, wood-burning stoves and other operational fireplaces. They also must be tested every year.

For my properties, I buy carbon monoxide alarms with a battery that lasts 10 years. I make a note of the expiry date in my electronic calendar. For landlords with large portfolios, the dates can be entered in their property management software.

3. Light fittings
Light fittings should be safe and in any event the property will need to have received a satisfactory EICR within the previous 5 years.

4. Flooring
The landlord must provide appropriate flooring for renters. Exposed floorboards are acceptable, so long as they are safe to walk on. Leaving underlay and grippers for the tenants to put carpet on top of is not acceptable.

5. Secure doors
The external doors need to be secure and have locks that work properly. It’s good practice to change the locks in between tenants, and definitely after buying a property. The photo below is of a local locksmith changing the locks shortly after completion on one of my buy to lets.
Good landlords change the locks when buying a new rental property and in between tenants. It’s best practice to change the locks in between tenants
Proposal for a Decent Homes Standard for the English PRS
In September 2022, the Department for Levelling Up launched a consultation into adapting the Decent Homes Standard used in social housing for the private rented sector in England. The proposal builds on previous law, with a new obligation to have “reasonable facilities and services”, as follows:
⦁ a kitchen with adequate space and layout, appropriate to the property (sink, cupboards, cooker space, worktops etc)
⦁ an appropriately located bathroom and WC
⦁ adequate external noise insulation, and
⦁ adequate size and layout of common entrance areas for blocks of flats.
Although the Decent Homes Standard is mentioned in the Renters’ Reform Bill, we’re still waiting for details on exactly what it will mean for private landlords
In Wales, the equivalent information for landlords is provided here: Fitness of Homes for Human Habitation: Guidance for Landlords. It came into effect on 1 December 2022.

Which do most landlords provide in unfurnished rented properties?
The next category is those items that landlords typically provide in unfurnished rented properties, without it being a legal requirement. The exact choice will depend on the type of tenant and what is usual locally.

1. Which appliances / white goods must private landlords supply in rental properties?
If the kitchen is fitted with space for integrated appliances, these should be supplied by the landlord. A tenant shouldn’t have to buy integrated appliances for a fitted kitchen. For free-standing appliances, beyond the cooker and oven/hob, it’s up to the landlord.

Appliances are expensive items and are prone to breakages. The more the landlord provides, the more “emergency calls” for when they break.

Many landlords provide a freestanding (or integrated) fridge freezer, although it isn’t compulsory. It’s a fairly low risk / high reward option to provide, although I would avoid one that chills water or is an ice-maker. Choose one with a long guarantee, just in case.

It’s standard for there to be plumbing for washing machines and, increasingly, dishwashers. However, in my area of Kent, it is rare for a landlord to provide a washing machine or tumbler dryer in an unfurnished property, unless the appliances in the kitchen are integrated.

Additionally, if the landlord provides freestanding appliances and other “portable” electrical items, it is important to arrange regular safety testing. Having a regular portable appliance testing is an easy way of keeping on top of this.

2. Does a landlord have to provide a cooker / oven and hob (and extractor)?
Section 10 Landlord and Tenant Act 1985 (an amendment of which came into effect in England in 2019) states that in determining whether a property is fit for human habitation, the court shall regard to “its condition in respect of […] the facilities for preparation and cooking of food”.

The legislation doesn’t say either way whether the landlord actually needs to provide a cooker or an oven and hob, just that the court must “have regard” to the condition of the facilities. Most landlords do provide a cooker or an oven and hob as standard, myself included.

From a practical point of view, whilst it’s not a legal requirement, it’s wise to supply a vented extractor system in the kitchen as that will reduce condensation and, potentially, mould.

3. Windows: Must landlords supply curtains, blinds, rails or poles?
It’s a good idea for landlords to provide curtain poles or rails, especially for complicated bay windows like this!
Landlords are not legally required to provide curtains or blinds for tenants. However, most landlords do provide something to help tenants cover the windows in at least the bedrooms and living room.

It’s common practice for landlords to provide curtain poles, curtain rails, or blinds for the bedrooms and main front room.

Personally, I always provide curtain poles or rails in the bedrooms and front room. I supply curtains if they were already there when I bought the house, so long as they are of the right standard. However, I don’t buy curtains, because of the cost, and also because renters often want curtains to go with their furniture and pictures.

As well as being nice for tenants, it’s a wise decision to provide at least curtain poles or rails, and it prevents tenants from drilling holes to do it themselves, which could lead to wall damage. The photo above is of a curtain pole that I installed for a bay window. It was difficult to put up, and something I’d much rather arrange myself so I’d know it would be done properly.

Take care with blinds, as they need to comply with child safety standards.

4. Bathroom fittings
Examples of inexpensive bathroom fittings which are nice finishing touches in unfurnished rented properties
Landlords often provide bathroom cabinets, (heated) towel rails, hooks and loo roll holders. Again, it avoids the tenant needing to drill items into the walls. These aren’t legal obligations, but they’re a nice touch.

An extractor fan for the bathroom is very common and wise addition. Although it’s not compulsory to install an extractor, it’s definitely worthwhile as it helps reduce the risk of damp and mould.

Which other items do landlords sometimes provide?
There are a number of low cost basic household items that renters will need, and which can be easier and safer for the landlord to supply. Also, they all fall short of falling over the “furnished” line.

As well as the bathroom fittings mentioned above, landlords often provide lamp shades, door mats and a kitchen rubbish bins. These are are popular and inexpensive, which landlords can easily replace if need be.

No replacement / repairs white goods clause
Sometimes a landlord may be happy to supply an appliance to the tenant (for instance, if it came with the property when they bought it), but don’t wish to be responsible for repairs or replacing it.

In such a case, it is possible to include a clause in the tenancy agreement that makes clear the landlord is not responsible for any repairs or replacements. Here is an example of a clause in one of my tenancy agreements that was inserted by my letting agent:

The Landlord agrees to the Tenant making full use of the [appliance] installed in the Property but will not be responsible for any repairs or replacement to the aforementioned item. However, the Landlord agrees to pay for the removal costs of any said item that is beyond repair
No replacement / repairs white goods clause
Final thoughts
Apart from the compulsory items, there is no right and wrong regarding how much further to go. All additional items incur expense, which reduces net profits. On the other hand, they can improve the renter’s experience and give a great first impression. It is a good way to show that their landlord has their interests at heart.

Finally, being a responsible landlord and looking after renters, is good business. And it is about getting the balance right for you and the needs of your target market.

Please call Julie Godard on 01235 797250 to discuss your inventory requirements or visit our website at www.abbeyindependentinventories.co.uk to look at the services we provide