Furnishing an HMO (House in Multiple Occupation) is a strategic balancing act between compliance, durability, tenant appeal, and cost-efficiency. Here's a bulletpoint breakdown of the key requirements and considerations:
Legal & Safety Compliance
Fire Safety Regulations: All upholstered furniture (sofas, mattresses, cushions) must carry fire-resistant labels per UK Furniture and Furnishings (Fire Safety) Regulations.
HMO Licensing Standards: Check your local council’s specific furnishing requirements - some mandate minimum furniture in communal areas or bedroom setups.
Electrical Safety: Any electrical items (e.g. lamps, TVs, microwaves) must be PAT tested regularly.
Durability & Maintenance
Contract-Grade Furniture: Choose robust, rental-grade items designed for heavy use -e.g. metal bed frames, solid wood wardrobes.
Avoid Flat-Pack Fragility: Budget furniture often breaks under frequent use; invest upfront to reduce long-term replacement costs.
Easy-to-Clean Surfaces: Opt for wipeable finishes and stain-resistant fabrics to simplify maintenance.
Tenant Comfort & Appeal
Essential Bedroom Items: Bed with mattress, wardrobe, chest of drawers, curtains/blinds - ideally a desk and chair for working tenants.
Communal Areas: Comfortable sofa, dining table with chairs, TV (optional but appealing), and adequate lighting.
Kitchen Essentials: Fridge/freezer sized for number of tenants, oven/hob, microwave, washing machine, and sufficient cupboard space.
Style & Cohesion
Neutral Yet Modern Design: Stick to clean, contemporary aesthetics that appeal to a wide tenant base.
Cohesive Look: Matching furniture sets or consistent colour schemes help create a polished, professional feel.
Homely Touches: Small additions like mirrors, artwork, or soft furnishings can boost tenant satisfaction and retention.
Budgeting & Replacement Planning
Cost Per Room: Expect to spend around £400–£600 per bedroom, depending on quality and style.
Lifecycle Planning: Most items will need replacing every 3–5 years - factor this into your financial model.
Balance Quantity vs. Responsibility: More furniture = more maintenance. Provide what’s necessary, but avoid overfurnishing.
