Furnished or Unfurnished? What Preston and South Ribble Landlords Should Choose This Winter

Every autumn we get some version of the same question from landlords. The property's empty, enquiries have slowed down, and someone suggests that furnishing it might help it let faster.

Sometimes that's exactly the right call. Just as often, it's an expensive fix for the wrong problem. Here's how to decide for a rental in Preston or South Ribble.

Does a furnished property let faster?

Only to tenants who want furniture. Furnishing doesn't make your market bigger; it changes who's in it.

You gain tenants who can't or won't bring their own things. You lose the ones who already own a house full of furniture and have nowhere to put yours. If that second group is who your property naturally attracts, furnishing it will slow things down.

So the real question isn't furnished or unfurnished in general. It's who this property, on this street, at this rent, actually appeals to.

Who wants a furnished rental?

Most furnished tenants fall into one of these groups:

• People relocating for work, especially on a fixed contract, who aren't moving a whole household across the country
• Younger tenants leaving a house share or moving out of the family home for the first time
• Tenants arriving from abroad with suitcases rather than a van
• Anyone in a short-term situation: a relationship that's ended, a purchase that fell through, or a renovation that's overrun

Many of these tenants need somewhere quickly, and those situations often come up in winter. That's why furnished homes can let fast at this time of year.

In Preston, that tends to mean city centre flats and smaller homes near the station, where contract workers, hospital staff and people relocating for work are looking.

Who avoids furnished properties?

Mostly families, and almost anyone who has owned a home before.

A family with their own sofa, beds and kitchen table doesn't want yours, and they won't pay to store theirs. If your property is a three-bedroom house with a garden, furnishing it shuts out your strongest tenants.

As a rough rule, the smaller and more central the property, the better furnished tends to work. The larger and more suburban, the worse. Across much of South Ribble, in places like Penwortham, Leyland and Bamber Bridge, family homes usually let best unfurnished.

What does furnishing a rental cost?

Far more than the furniture itself, and that's the part most landlords underestimate:

• Fire safety compliance. Any upholstered furniture you supply must meet fire safety regulations. That's a legal duty, not a nice-to-have.
• Inventory and check-out. A furnished inventory is longer, takes more time to do properly, and gives both sides more to disagree about at the end.
• Deposit disputes. Every item you supply can be damaged, and cleaning and damage are what deposit disputes are usually about.
• Replacement. Furniture wears out faster in a rental than in your own home. Budget for replacing it, not just buying it.
• Storage and disposal. If your next tenant wants the place unfurnished, the furniture has to go somewhere, and that costs money too.

What changed about furniture fire labels in 2025?

The display label, or swing tag, is no longer required on new furniture. Much of the landlord advice online still describes the old rules, so this is worth knowing.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 still apply to upholstered furniture you supply in a rental. What changed is the labelling. The Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations 2025 came into force on 30 October 2025 and removed the display label requirement. The permanent label sewn onto the item now carries the compliance information on its own.

The same amendment took some baby and young children's products out of scope, including cots, cribs, prams and pushchairs. It also doubled the time Trading Standards has to start a prosecution, from six months to twelve.

In practice, don't worry if new furniture arrives without a swing tag. Check the permanent label instead, and keep your own record of what you supplied and when you bought it.

Is part furnished a good middle ground?

Often, yes, as long as everyone knows what it means.

Part furnished has no legal definition, which is exactly why it causes arguments. If you advertise a property as part furnished, list the actual items in the advert and again in the inventory: white goods, curtains or blinds, carpets, light fittings, and anything else that's staying.

A cooker, fridge freezer, washing machine, flooring and window coverings will suit far more tenants than a full set of bedroom furniture, and cost you much less to maintain.

How do you decide whether to furnish?

Look at who rented the property last. If your last three tenancies were families, furnishing it now solves a problem you don't have. If it's a one-bedroom flat near Preston city centre and your enquiries are mostly people relocating, furnishing it could be the best money you spend this year.

If you're not sure, ask whoever handles your enquiries. They know who's been ringing. If you let a property in Preston or South Ribble, get in touch with the Roberts & Co lettings team or call us on 01772 746100, and we'll tell you honestly who's asking about homes like yours.

Frequently asked questions

Can I charge more rent for a furnished property?

Usually a little, but rarely enough to cover the furniture, replacements and extra work in the first year alone. Think of furnishing as a way to reach a different kind of tenant, not a way to raise the rent.

Does furniture I supply have to meet fire safety rules?

Yes. Upholstered furniture you provide in a rental must comply with the Furniture and Furnishings (Fire) (Safety) Regulations. The permanent label shows it complies. Since the 2025 amendment, the separate display tag is no longer required.

What if the tenant asks me to remove the furniture?

It's worth discussing rather than refusing outright. Agree in writing who moves it, who stores it and who pays, then update the inventory so the check-out matches what's actually there.

If you know a landlord in Preston or South Ribble weighing this up before winter, please pass this on.

Why we're proud to be an Ethical Agent

Roberts & Co is a member of the Ethical Agent Network (EAN), a national group of independent agents who have passed an independent assessment on honesty, service and community care. You can't pay to join; membership has to be earned. When you see the EAN logo, you know that agent has chosen to be held to a higher standard, and to be accountable for it.

Community is one of our core values, which is why we're proud to support local groups including Penwortham Cricket Club, Euxton Villa FC Under 15 Pinks and Mill Hill Juniors. If you'd like to know more about the Ethical Agent Network, or about what we do locally, please get in touch.

Sources: The Furniture and Furnishings (Fire) (Safety) Regulations 1988; The Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations 2025 (SI 2025/531), in force 30 October 2025, legislation.gov.uk; GOV.UK statutory guidance.

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