Strictly speaking, a landlord doesn't have to provide furniture for their residents, but rental properties that are practically empty don't make any impact. Remember that this is a highly competitive market. If you don't provide potential residents with what they need, they'll look elsewhere. We recommend giving them as a minimum:

• A sofa and armchair
• Media unit
• Coffee table and sideboard
• Bed
• Wardrobe
• Bedside table
• Dining table and chairs
• An office desk and chair for WFH

Most landlords find it simpler to specify by room rather than piece by piece, which is why landlord furniture packages are built around a complete living room, bedroom or kitchen rather than individual items.

Your residents are paying for quality living conditions and that's what you need to provide. If furniture has seen a lot of wear-and-tear or if it's not longer safe or fit for use, it should be replaced to keep your residents happy. Make sure to keep an inventory of all items you have provided and their condition before your residents move in. In cases where the resident is at fault for serious damage, you may be allowed to keep some of their deposit to pay for replacement pieces.

Anything that's listed in the inventory should be replaced when necessary, as it forms part of the agreement between you and your residents. For example, if they're paying extra for a fully furnished flat and you provided them with a sofa, it's your responsibility to replace it if need be.

LOFT operates from a 45,000 sq ft purpose-built facility in Manchester, with a London presence, meaning we can reach most mainland UK rental properties, deliver and install all items within 24 hours. For more bespoke and specialised items and services, our turnaround is 3–4 days. You will always be kept up to date with our delivery schedule, and our team will call one hour before we arrive to say we're on our way.

The best landlords buy their furniture from suppliers who are established in the rental market. LOFT specifically provides furniture that's meant for rental properties, as we understand you need to get the most value out of pieces installed. Residents can damage pieces, which is why durability is key. Our furniture is made from strong materials that can last for over several tenancy agreements.

Buying from specialist landlord furniture suppliers such as ourselves also gives you more reassurance. We can replace damaged items like-for-like in as little as 24 hours, and you also benefit from our installation and recycling services.

If you agree to let your property partly or fully furnished, you will take on a degree of responsibility. Items you buy have to adhere to UK safety standards, meeting the requirements set out for the sector. Furniture that is damaged beyond repair and unsafe to use has to be replaced by the landlord if furnishing comes under the tenancy agreement. However, if a resident was responsible for the damage and it goes past basic wear-and-tear, you can keep part of their deposit to pay for replacement pieces.

The average mattress in rental properties should be replaced every 8–10 years, or when it becomes damaged, whichever comes first. You can extend the life of your mattresses by purchasing through a specialist rental furniture supply company, flipping mattresses in between tenancies, using a mattress protector to keep it fresh and hygienic, and by adding a mattress topper to prolong the comfort aspect.

For most rental properties a contract-grade mattress is the right choice, since it's built for higher turnover than a domestic equivalent. Our Orthopaedic Deluxe mattress is a common specification for landlords wanting firmer support and a longer service life across multiple tenancies.

Whichever you choose, check it meets the fire safety requirements for your property type — this matters particularly in HMOs, where standards are stricter than for single lets.

A 3 seater sofa suits most living rooms, with a 2 seater sofa a better fit for smaller flats and studios where an armchair alongside gives more flexible seating. In HMOs, communal lounges usually need more seats than the room initially suggests, since every resident may want to use the space at once.

Sofas for rental should have removable, replaceable covers or a fabric that cleans easily — it's far cheaper to replace a cover than a whole sofa mid-tenancy.

A landlord furniture package covers a full property rather than individual items. A typical one-bedroom package includes a sofa, coffee table, media unit, dining set, bed, mattress, wardrobe and bedside table, with desk and chair added where the property is marketed for home working.

Packages are specified per property type, so a studio, a two-bed flat and a five-bed HMO each get a different set. HMO furniture packages are usually specified per bedroom plus communal areas, since each room lets separately.