Furnished UK rentals — whether through a traditional letting agent or a corporate serviced apartment provider — require careful evaluation before you sign. UK tenancy law gives tenants meaningful protections, but the fine print of what is and isn't included, what condition the furnishings are in, and what the landlord's obligations are matters enormously for a comfortable tenancy. These 12 questions cover the key areas to check before committing.
Why Furnished Rentals Catch Tenants Out
The most common disputes in furnished UK rentals: damage to existing furniture and furnishings that weren't noted in the inventory, utility bills that weren't included as stated verbally, and broadband provision that doesn't meet working-from-home needs. A thorough check-in with a detailed inventory reduces all of these risks to near zero — but you must insist on it.
Question 1: Is a Detailed Inventory Provided?
A professional inventory (check-in report) should document the condition of every item — walls, floors, furniture, appliances — with dated photographs. Without this, you have no protection against deposit deductions for pre-existing damage at the end of your tenancy. If no inventory is provided, create your own on move-in day: photograph every room and item, and email the photos to the landlord/agent as a dated record.
Question 2: What Utilities Are Included?
Always get utility inclusions in writing. Common arrangements:
| Utility | Serviced Apartment | Standard Furnished Let |
|---|---|---|
| Gas & electricity | Usually included (fair use policy) | Usually tenant's responsibility |
| Water rates | Usually included | Usually included (landlord liability) |
| Broadband/Wi-Fi | Usually included (check speed) | Usually tenant's responsibility |
| Council Tax | Included if whole-building lettings | Tenant's responsibility |
| TV Licence | Sometimes included | Tenant's responsibility if watching live TV |
Question 3: What Is the Broadband Speed?
For remote working, you need a minimum of 10 Mbps upload. Ask for the broadband contract details (provider, package speed) and test it yourself on move-in day using speedtest.net. If broadband is included but inadequate, negotiate a broadband upgrade as a condition of signing — most landlords and serviced apartment providers will accommodate reasonable requests.
Question 4: What Is the Deposit Protection Scheme?
Under UK law (Housing Act 2004), all deposits for assured shorthold tenancies must be protected in a government-approved scheme (Deposit Protection Service, MyDeposits, or Tenancy Deposit Scheme) within 30 days of receipt. The landlord must provide "prescribed information" about the scheme. Without deposit protection, you may be entitled to 1–3 times the deposit in compensation.
Question 5: What Are the Break Clause Terms?
Most furnished rentals aimed at corporate occupants include a break clause allowing early termination (typically after 4–6 months with 1–2 months' notice). Confirm the exact break clause terms in writing before signing. Some fixed-term tenancies have no break clause — you're liable for rent until the term ends or a replacement tenant is found.
Question 6: Is the Property EPC Rated E or Above?
UK landlords cannot legally let a property with an EPC rating below E (F or G). While most furnished rentals will comply, it's worth confirming — particularly for older properties. A low EPC rating means high heating bills.
Questions 7–12: Essential Checks on Move-In
- Q7: Are all appliances working? Test the oven, hob, dishwasher, washing machine, and any AV equipment on day one. Report any faults in writing within 24 hours.
- Q8: Are smoke and CO alarms fitted? Mandatory by law. Check that they are present, wired or battery-powered, and functional (test the button).
- Q9: Is there a current Gas Safety Certificate? Must be renewed annually by a Gas Safe engineer. Ask to see the certificate — legally required to be provided to tenants.
- Q10: What is the parking arrangement? In cities, parking is often not included. Confirm whether a parking space is included and its cost, or local parking permit availability.
- Q11: What is the landlord's maintenance response time? Ask about the process for reporting repairs and expected response times. Emergency (no heating, water leak): 24 hours is standard. Non-urgent: 7–14 days.
- Q12: What is the notice period for the landlord to enter the property? Under UK law, landlords must give at least 24 hours' written notice before entry (except in genuine emergencies). Confirm this is in your agreement.
Your Move-In Day Protocol
1) Walk through the entire property with the landlord/agent and the inventory. 2) Photograph every room, every wall, every piece of furniture. 3) Test all appliances and utilities. 4) Check smoke/CO alarms. 5) Locate the stopcock, fuse box, and gas meter. 6) Email all photos to the agent/landlord as a dated record within 24 hours. 7) Confirm deposit protection scheme details in writing. This 90-minute process protects your deposit entirely.