Here’s a comprehensive, HMO-ready furniture checklist tailored for landlords who want to balance compliance, durability, and tenant appeal. It's split it by room type for clarity, with optional extras noted for added value or tenant retention.
Bedroom (Per Tenant)
Essential:
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Bed frame (contract-grade, ideally metal or solid wood)
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Mattress (fire-retardant, medium-firm)
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Wardrobe (freestanding or built-in)
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Chest of drawers
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Curtains or blinds (blackout preferred)
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Desk and chair (especially for student or professional lets)
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Bedside table or shelf
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Ceiling light fitting and bulb
Optional Enhancements:
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Wall mirror
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Coat hooks or over-door hanger
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Waste bin
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Soft furnishings (cushions, throw)
Communal Living Room
Essential:
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Sofa (fire-retardant, durable fabric or faux leather)
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Coffee table
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TV unit or shelving
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Ceiling light fitting
Optional Enhancements:
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Television (boosts appeal, not legally required)
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Floor lamp or ambient lighting
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Wall art or mirror
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Rug (easy-clean, low pile)
Dining Area (if separate or combined with kitchen)
Essential:
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Dining table (size appropriate to number of tenants)
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Chairs (minimum one per tenant)
Optional Enhancements:
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Wall clock
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Table runner or centerpiece
Kitchen
Essential Appliances:
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Oven and hob (electric or gas)
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Fridge/freezer (adequate capacity for number of tenants)
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Microwave
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Washing machine
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Kettle and toaster
Essential Fixtures:
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Cupboards (shared and lockable options ideal)
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Worktops
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Sink with drainer
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Bin (with lid)
Optional Enhancements:
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Dishwasher (for premium HMOs)
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Extractor fan
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Fire blanket and extinguisher (compliance + safety)
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Noticeboard or cleaning rota station
Bathroom(s)
Essential:
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Toilet
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Sink
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Shower or bath
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Mirror
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Toilet roll holder
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Towel rail or hooks
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Bin
Optional Enhancements:
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Storage unit or shelves
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Bath mat
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Shower curtain or screen
Compliance & Safety
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Fire doors with closers (where required)
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Smoke and heat detectors (interlinked system)
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Emergency lighting (if required by license)
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Fire-retardant labels on all soft furnishings
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PAT testing for electrical items
