“Furnished vs unfurnished rental” sounds like a letting decision. For landlords and letting agents, though, the bigger difference often appears at check-in and check-out. Furniture and white goods give you more items to document, and deposit adjudicators assess those items with their condition, age and expected lifespan in mind.
That means a good inventory needs to match what the tenant actually receives. If the property comes with a sofa, bed, dining table and washing machine, each deserves more than a passing mention.
What changes when you let a furnished property?
An unfurnished inventory focuses mainly on the property itself: walls, floors, doors, windows, kitchen units, bathroom fittings and other fixtures. The report records their condition and any existing marks or damage.
A furnished let adds another layer. The clerk should record items room by room, noting their presence and condition in enough detail for someone to identify what was there at the start of the tenancy. “Sofa in living room” is a start, but it does not tell you whether the sofa already had a small stain or a loose leg.
For furniture, useful observations can include:
- The item’s type, and make or model where relevant
- Its general condition and cleanliness
- Specific marks, scratches, stains or damage
- Whether drawers, doors, hinges and other moving parts work as expected
- Photographs that show both the item and any existing defects
The aim is not to write a novel about every chair. It is to create a clear, fair record that lets you compare like with like later.
Why age and quality matter in a deposit dispute
TDS guidance follows an important principle: a landlord should not be put in a better position at a tenant’s expense. In other words, a deposit deduction is not a shortcut to replacing an old item with a brand-new one. Adjudicators consider fair wear and tear and may account for the item’s age, original condition, quality and expected useful life.
A well-used sofa that has lasted through several tenancies is not assessed in the same way as a recently purchased one. Nor is ordinary fading or minor wear automatically evidence of tenant damage. The length of the tenancy and normal use matter too.
This is why useful information at check-in can make a real difference. Where you know the age, purchase date or quality of a key item, record it and retain supporting documents where available. If there is no reliable evidence, an adjudicator may need to make a reasonable assumption about the item’s original quality. Clear records help avoid guesswork.
At check-out, compare the item’s condition with the original report and ask: is this damage beyond fair wear and tear, and what evidence supports that conclusion? A precise inventory report helps make that comparison more straightforward.
White goods need a working-status check
Furniture is only part of a furnished let. Appliances bring their own familiar dispute: “It was already broken when I moved in.”
Record the operational status of key white goods at check-in, including the oven, hob, fridge-freezer and washing machine. Note any faults or visible issues, and capture the appliance’s condition clearly. Where practical, confirm that the appliance operates as expected during the inspection.
This does not mean an inventory can guarantee an appliance will never fail. It does give both parties a clearer starting point if a fault is reported later. A mid-term visit can also help identify developing issues, such as a leaking washing machine or an oven that no longer heats properly, before they become bigger headaches.
What should a furnished inventory cover?
A well-built furnished inventory is organised room by room and reflects the items supplied for the tenancy. Depending on the property, it may include:
- Furniture and furnishings in bedrooms, living areas and dining spaces
- White goods and other supplied appliances
- Outdoor furniture or garden items included for the tenant’s use
- Manuals, keys and other items handed over at check-in
- Cleanliness observations for the property and included items
- Photographs showing overall condition and specific marks or defects
- A clear record of the report being agreed or signed
Be specific about items that could otherwise be confused. If a property contains two similar bedside tables, for example, describe where each is located. If a garden table and chairs are included, record them too; outdoor furniture has a habit of being overlooked until somebody asks where it went.
A signed agreement to the report gives both parties a useful reference point. Encourage tenants to review the check-in record promptly and raise any factual corrections through the agreed process. Clear communication at the start is much easier than reconstructing events months later.
Part-furnished is not a reason to be vague
“Part-furnished” can mean very different things from one property to another. One landlord may provide wardrobes and white goods; another may include a bed, sofa and dining set as well. The label alone does not tell you what needs recording.
Focus on what the tenant receives and is entitled to use. If the tenancy includes a fridge, document it. If the landlord leaves a desk in the second bedroom, include it. If an item is not part of the tenancy and should not be used, make that clear through the appropriate property arrangements rather than leaving its status open to interpretation.
The practical rule is straightforward: inventory depth should match the contents of the let. More supplied items mean more condition evidence to record and compare.
Make the check-in report useful at check-out
A check-in report is most valuable when it is detailed enough to support a fair comparison later. Avoid broad descriptions such as “good condition” on their own. Add the detail that makes the note meaningful: “two light scratches to the left-hand drawer front” is more helpful than “chest of drawers, good”.
At check-out, use the same room-by-room structure and compare each item against its recorded starting condition. Distinguish existing marks and ordinary use from changes that may amount to damage. This approach gives landlords and agents a better evidence trail while helping tenants see how conclusions are reached.
Consistency matters. When the check-in and check-out reports use clear descriptions and photographs, you can assess the actual change rather than relying on memory, which, as a record-keeping system, is famously unreliable.
Choose a clerk who understands the detail
Evestaff Property Inventory Clerks has supported property professionals since 2012, providing meticulous inventory documentation across London and Kent, including Folkestone. Highly experienced clerks and modern technology help produce detailed reports that are practical to review and compare.
Evestaff is an accredited member of ECMK, supporting its commitment to professional standards. Whether you manage one rental or a portfolio, a carefully prepared inventory report gives you a stronger foundation for clear tenancy records.
The practical takeaway
Whether your property is furnished, part-furnished or unfurnished, make sure the inventory reflects what the tenant actually gets to use. Record the building fabric, list supplied items individually, note relevant condition and operating status, and keep the check-in and check-out records consistent.
If you are preparing a let in the area, you can explore Evestaff’s London and Kent locations. New customers can also receive a 10% discount on their first booking. And if a colleague or friend needs inventory support, feel free to pass on the Refer a Friend offer.
A little more detail at check-in can make the final comparison fairer, clearer and far less dependent on anyone’s memory.
Join The Discussion