Furnished or Unfurnished??

Collapse
X
  • Filter
  • Time
  • Show
Clear All
new posts

  • Furnished or Unfurnished??

    I am hoping to return to the UK next month and buy a rental property and would like the opinions of you experienced landlords as to whether to go furnished or unfurnished and why.

    I seem to recall reading somewhere that when the property is vacany the L/L is not responsible for Council Tax? If unfurnished, then the L/L can't claim a certain allowance?

    Also, is the demand for furnished greater than unfurnished?

    Any other benefits/negatives either way?

    Thanks

  • #2
    Unfurnished usually allows the LL 6 months Counci Tax free during voids - you have to apply for this. Furnished will not allow any exemption.

    All furniture must adhere to fire safety regs, portable electrical items should be annually PAT tested (not compulsory but recommended), and you would be wise insuring the "contents" you provide in case of loss or damage.

    I have always let my 1 bed apartment unfurnished and never had a problem getting tenantns in 11 years. When I started out, agent advise there is little difference in rent between furnished and not, and the extra hassle of insuring and replacing/updating (tenants expect a certain standard not just 2nd hand shop cast offs), its not worth it.

    Comment


    • #3
      Hello.

      Just scroll down to the bottom of this page, where you'll see a section headed 'Similar Threads'. It has several threads exploring this very issue (furnished v. unfurnished).
      'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

      Comment


      • #4
        Originally posted by LesleyAnne View Post

        All furniture should adhere to fire safety regs,

        Yes

        portable electrical items should be annually PAT tested (not compulsory but recommended),

        It's advisable that ALL electical items supplied by L, including cookers, washing machines etc, be PAT tested.

        [There is a misconception: "portable", as in "portable appliance testing", refers to the testing kit, not the appliances.]

        An incorrectly earthed item, such as a cooker, can deliver a lethal shock. L could be liable.


        and you would be wise insuring the "contents" you provide in case of loss or damage.

        I have always let my 1 bed apartment unfurnished and never had a problem getting tenantns in 11 years. When I started out, agent advise there is little difference in rent between furnished and not, and the extra hassle of insuring and replacing/updating (tenants expect a certain standard not just 2nd hand shop cast offs), its not worth it.
        Most tenants these days expect white goods to be provided, in my experience, even though they may otherwise be prepared to furnish.

        Comment


        • #5
          Furnished!
          but, of course, it depends.
          I manage several of my own properties but also use LA's for a a few others. Regarding the latest one - a 2-bed house, the LA advised furnished as an extra £150 per month would be achievable and it turned out to be the case. In this particular area there are many people from Eastern Europe who are more inclined to want furnished accommodation, and being some way away from my own area took the LA's advice. They were spot-on - it was let within a few days at a lot more than I had been receiving previously as unfurnished.
          I use a supplier to landlords for the furniture - so they know exactly what to put in. Prices are reasonable for pretty decent furniture. With all white good installed, and all paid for within one year by the extra rent.
          In 4 of my flats, and over 3 years not one item has needed to be replaced - only one bed and sofa were 'dumped' due to new tenant wanting her own put in. And of all the white goods (fridge freezer and w/machine) there hasn't been a single breakdown.
          Touch wood, I've been quite lucky but my message would be to ask one or two LA's what their views are - they should have a good idea of the demand in your particular area.
          FB

          Comment


          • #6
            Originally posted by LesleyAnne View Post
            Unfurnished usually allows the LL 6 months Counci Tax free during voids - you have to apply for this. Furnished will not allow any exemption.
            Sorry to be pedantic, but councils usually allow a 10% discount for furnished.

            All mine are unfurnished, but if I were liable for a furnished void property, I would try applying for the single persons 25% discount. Or is this not allowed? If not, why not?

            Comment


            • #7
              Originally posted by boletus View Post
              Sorry to be pedantic, but councils usually allow a 10% discount for furnished.

              All mine are unfurnished, but if I were liable for a furnished void property, I would try applying for the single persons 25% discount. Or is this not allowed? If not, why not?
              Sorry to be pendantic myself, but I was talking about "exemption" - ie up to 6 months totally free of council tax. There may be other discounts available, but councils vary on their terms.

              As for single persons allowance, how can you qualify for that when NO-ONE is living there? You would need to prove that someone is in residence to claim a discount - either providing a tenancy agreement or similar. Either you claim to be living there yourself - obviously fraud, or the place is empty - you cannot have it both ways! Besides, I assume council tax payable during voids is still an allowable expense against income tax?

              Comment


              • #8
                Originally posted by LesleyAnne View Post
                Sorry to be pendantic myself, but I was talking about "exemption"
                Ahh, you are indeed the superior pedant.
                I am merely a 'saucy pedantic wretch'* by comparison.


                *John Donne

                Comment


                • #9
                  Thanks for the responses, some interesting points were highlighted.

                  I did read the other posts but wanted to get some more up to date and/or alternative thoughts.

                  It seems as though the rental demand and achievable rent do fiffer from area to area so seeking the advice of a good LA would be the sensible thing to do. thanks again.

                  Comment


                  • #10
                    Far too many definite answers here!

                    My experience: it depends on area, market and type of tenant.

                    Around here longer term Ts tend to have their own furniture, and we don't normally even supply a cooker unless requested.

                    OTOH you can always find (younger or transient?) Ts who want furnished.

                    You could always have a decent shed, store the furniture there during voids, and still claim the CT exemption !

                    It would be worth spending time looking at all of the 487 properties for rent within 5 miles of your target area on Rightmove and other portals.

                    ML
                    Refer Mad Regulators to Arkell vs Pressdram.

                    Comment

                    Latest Activity

                    Collapse

                    • Prospective Tenant NOT viewing Property
                      Guby
                      When a prospective TT is located overseas and is viewing the property through a 3rd party (friend; family member; other agent) what implications or risks could be for the LL.

                      Could it be possible that after the overseas TT move in the property to start a long list of complaints as the property...
                      29-07-2017, 09:49 AM
                    • Ending tenancy early / returning advance rent
                      purpleangel
                      Landlord has served me with S21 to leave property by 10 September. 12 month AST in England. Tenancy has been difficult last few months, major delays in repairs and I am still waiting to be refunded for a locksmith call out a month ago. I paid 12 months rent in advance due to having CCJs.

                      ...
                      25-07-2017, 21:35 PM
                    • Reply to Ending tenancy early / returning advance rent
                      Baldie91
                      You are right, I have no idea why I put the return rent part, and I didn't explain it very well did I?

                      My point was, he can't force the tenant out before the 10th.

                      If the OP agreed to sign a deed of surrender, on the condition the rent for that period was returned, would be...
                      29-07-2017, 09:28 AM
                    • Tenant's energy debt.
                      Gordonmrln
                      I am a landlord of a 2 bed end terrace, the property is owned out right. I am registered Disabled and this was the main reason I decided to rent my property out. As it was not a suitable property for my Disability. I would have to make some major changes that would devalue my property like installing...
                      20-07-2017, 22:08 PM
                    • Reply to Tenant's energy debt.
                      MrShed
                      It doesnt matter who requested to go to EON. It could have (probably was) the previous tenant, who paid all the bills.
                      29-07-2017, 09:23 AM
                    • tenant damage
                      mylifestory
                      Monday - tenants inform me they have no water. I'm away so advise them to ask neighbours and call water company as that's what it sounds like. I am right, water later restored.

                      Tuesday - tenant informs me water is coming through her ceiling (in huge storm we had 2 weeks ago) I advise...
                      28-07-2017, 21:00 PM
                    • Reply to tenant damage
                      leaseholder64
                      This doesn't make sense to me. If it is just a central heating boiler, it will either be, the old, open vent type of system, or a sealed system.

                      For an open vent system, the feed pressure will be limited by the height of the header tank, and any over pressure will cause it to pump over,...
                      29-07-2017, 09:05 AM
                    • Reply to Tenant's energy debt.
                      Gordonmrln
                      Hi there, Just one more question and I don't know if you've already covered this or not. But will there be a paper trail or something going back to say who first introduced E.on to my property. Because the reason I ask is that some where along the line E.on was instructed by someone to supply energy...
                      29-07-2017, 09:03 AM
                    • Tenant vetting for a novice...
                      RedHitman
                      I know this seems like a very silly and novice question to those of you who are experienced Landlords, but I have to ask.

                      I am about to start advertising my first property to Let and I will be managing it myself. The problem I have is, I just don’t know what order the tenant finding process...
                      28-07-2017, 11:19 AM
                    • Reply to Tenant vetting for a novice...
                      MisterB
                      I started out about four years ago in he same position. I also chose not to use a LA. I joined NLA and read just about every post on this forum, whether it appeared relevant or not. I wrote a business plan, which proved invaluable and kept me focused on what I was trying to achieve.

                      I advertised...
                      29-07-2017, 07:16 AM
                    Working...
                    X