So you’ve bought your property, refurbished it to the best it can be, but now it’s time to add some furniture to give the rooms some life. Furniture and interior design are one of the most important elements when it comes to marketing your property. You have to see the property through the eyes of the tenant, would they want to spend 6+ months living in that space and is it homely enough for them to feel comfortable in the property.

It also helps to have an overarching theme running throughout the property, as this ties all the rooms together and makes the property feel more like a home than individual, lifeless units. Of course this is all based on budget and how much you intend to spend, but in the long run it will be more beneficial to make the investment to ensure your rooms are always full.

Let’s begin with basic furniture, these are things that are legally required for every bedroom:

  • Bed – This should be the first thing to think about. A nice large double bed will be the first selling point a tenant looks for (they will be spending 1/3 of their life there after all)
  • Chest of Drawers – Adequate storage is essential not just for clothes but for other possessions too. A chest of drawers is the perfect solution.
  • Wardrobe – Not all rooms will allow for a large wardrobe and thus another set of drawers may have to be the solution, but a wardrobe allows tenants to store larger articles of clothing like coats and shoes out of the way to keep their room tidy.
  • Bedside Table – Just a small table next to the bed will make a huge difference, allowing tenants a surface to charge their phone on and keep other valuables off the floor.

These are what I call the ‘basic’ standards for a room. Nothing special but enough to make the room rent able. Many tenants do not have an issue with this especially if they work long hours and are just looking for a bed to stay in. However, if you are marketing for students or you have large rooms that feel empty with little furniture, you may want to invest in some ‘premium’ items to spruce the room up. These include:

  • Desk and Chair – Students will need a place to study or set up a computer. A nice desk and chair is a great solution for this and can be found relatively cheap.
  • TV – Some tenants may come with their own TV, but many will avoid it if they can. A TV adds value to a room and allows tenants to relax with films or games in their spare time without having to hog the communal TV. Many landlords will mount the TV to the wall to save space.
  • Sofa – If the room is big enough, a nice clean sofa can help tremendously when it comes to selling a room. A sofa gives the tenant a place to relax that isn’t their bed. This can be combined with the TV to create a mini living area for the tenants.
  • Lamp – A small lamp to go on the bedside table will give the room some ambience and warmth at night and during the winter months.
  • Shelves – Great for tenants that have a lot of stuff or enjoy decorating their room with ornaments or plants.
  • Fake Plants – Go a long way when it comes to marketing images. Fake plants add a bit of life to an image, even if the tenant doesn’t necessarily want it in the room when they move in.
  • Mirrors – A nice standing mirror might be the difference between selling a room or losing the sale. A mirror gives the tenants a space to get ready and also makes a room feel larger.
  • Art – Not essential, but always nice if you can add a bit of life to the walls of your property. Having a curated selection from one artist can be placed around the property to help tie the whole house together.

These are just the general furniture selections that we tend to see in most HMO’s. Of course you can get a little bit creative and include other items but it is based on your budget and how much you are willing to spend.