Investing in quality HMO furniture is crucial for success in house-share rentals. In the UK’s competitive rental market, well-furnished HMOs (Houses in Multiple Occupation) attract more tenants and can even command higher rents – in fact, tenants pay around 20% more for furnished homes over unfurnished ones.
Providing durable, attractive furniture not only keeps your property compliant with safety regulations, but also enhances tenant satisfaction and reduces void periods. For HMO property investors, understanding how to furnish for tenant appeal, longevity, and compliance will protect your investment and maximize your rental income.
Best Practices for Furnishing HMO Properties
Compliance & Safety: Always ensure all furniture meets UK fire safety standards. Upholstered items (sofas, mattresses, cushions, etc.) should carry fire-resistant labels as required by the Furniture and Furnishings (Fire Safety) Regulations. This is vital for HMO license compliance and tenant safety. Check your local council’s HMO guidelines too – some councils have specific requirements for amenities and furnishings (e.g. minimum furniture in communal areas). By following fire safety rules and any local standards, you protect tenants and avoid hefty fines or licensing issues.
Durability: HMO furniture must withstand heavy use. With multiple tenants, flimsy flat-pack pieces can break quickly. It’s recommended to choose contract-grade or purpose-built rental furniture that’s sturdier than typical domestic items. For example, metal bed frames or solid wood cabinets last longer under frequent use than budget alternatives. Investing in robust, hard-wearing furniture upfront means fewer replacements – saving you money long-term as items break less and need replacing less often. In short, durability equals cost-effectiveness in an HMO.
Tenant Appeal & Comfort: Remember that an HMO is not just an investment property – it’s a home for your tenants. To keep rooms occupied, create a pleasant living environment that tenants will enjoy and take care of. Focus on comfort in communal areas (e.g. a cosy sofa and ample seating) so housemates will spend time there. In bedrooms, provide the essentials (a comfortable bed, wardrobe, drawers, maybe a desk) and consider a cohesive modern design scheme. A neutral but contemporary style with a few homely touches can make tenants proud of where they live. Appealing, stylish furniture also helps your advertising photos stand out, attracting higher-quality tenants.
Space-Saving Solutions: Many HMO rooms are small, so furnishing them smartly is key. Opt for space-saving furniture like small double beds (4ft width) instead of standard doubles to maximize floor space. Beds with built-in storage (drawers or ottoman lift-up) or under-bed storage boxes help eliminate the need for extra chests. Use tall, slim wardrobes rather than bulky wide ones, and add wall-mounted shelves or hooks to take advantage of vertical space. In communal areas, choose an appropriately sized dining table (e.g. drop-leaf or extendable tables) and a compact sofa (a corner sofa can seat many while fitting a corner). Multi-functional pieces – like an ottoman that doubles as a coffee table and storage – are ideal for HMOs. By planning layouts and measuring carefully before buying, you can furnish each room in a way that feels open and uncluttered while still providing all necessary items.
Cost-Effective HMO Furnishing Strategies
Furnishing an HMO property doesn’t have to break the bank. Use these cost-effective strategies to get the best value without compromising on quality:
Furniture Packages: Take advantage of HMO furniture packages offered by specialist suppliers. These packages bundle all the essential pieces for a set number of rooms at a discounted price, often including delivery and assembly. For example, some companies offer complete 4-bedroom HMO furniture packs starting around £2,200 for basic sets, up to ~£4,800 for premium sets with higher-end finishes. Packages simplify the process – the supplier does the hard work of selecting matching items and can install everything in a single day. This minimizes downtime between tenants and ensures a cohesive look throughout the property.
Mix New and Second-Hand: To save money, consider mixing new items with good-quality second-hand furniture. Sturdy used pieces (like solid wood drawers or metal bed frames) can be cost-efficient finds at auctions, clearance sales, or charity furniture shops. One HMO landlord noted success by scouting charity shops and local auctions for furniture and using spare pieces from other properties. However, be selective – only use second-hand upholstered items if they have proper fire safety labels, and ensure everything is in excellent condition. You might repaint or reupholster second-hand finds to give them a fresh life. Larger furnishing companies (e.g. David Phillips through their Release program) even offer refurbished “pre-loved” furniture that’s been checked and spruced up for reuse, combining quality with lower cost. By blending new with used, you can achieve an upscale look on a budget.
Buy Durable to Save Money: It may sound counterintuitive, but spending a bit more on quality furniture upfront is a smart cost-saving strategy. Cheap flat-pack wardrobes or sofas might save you money initially, but if you have to replace them every tenant turnover, the costs add up. It’s more cost-effective to buy robust, mid-range furniture that will last years in a busy HMO. For instance, a contract-grade mattress might cost more than a basic one, but it will maintain comfort for far longer (and keep tenants happy, reducing complaints). High-quality furniture also withstands the occasional abuse that can happen in rentals, meaning you won’t be shopping for replacements frequently. In the long run, longevity reduces your annual furnishing spend.
Plan for Replacements and Maintenance: No furniture lasts forever, especially in an HMO. Plan a maintenance and replacement budget as part of your cost strategy. Protective measures can extend furniture life – e.g. use washable mattress protectors (replacing them instead of the mattress if soiled) and choose sofas with replaceable covers. Keep an eye on wear and tear during periodic inspections and address issues promptly (tighten loose screws, touch up paint on scuffs, etc.). By maintaining items, you avoid premature replacement. When pieces do reach end of life, replace in a timely manner to keep standards high – but also remember to save receipts and consult your accountant about claiming allowable expenses for replacements (HMOs no longer get the old “wear and tear allowance,” but replacement costs of like-for-like furnishings are tax-deductible). Planning for the inevitable costs and spreading upgrades over time will keep your cash flow stable.
Shop Smart and Bulk Buy: Leverage volume and timing to your advantage. If you’re furnishing multiple rooms or properties, try negotiating bulk discounts with suppliers or buying during sales. Many furniture companies have end-of-line clearance sales where you can pick up items at a fraction of retail price. Also consider landlord trade discounts – joining a landlord association or buyer’s club can unlock special pricing with certain furniture partners. By being a savvy shopper and purchasing sets or multiples at once, you can significantly cut costs while still getting quality pieces.
Top 5 Best HMO (UK) Furniture Suppliers
Finding the right supplier can make furnishing your HMO much easier. The following are five top HMO furniture suppliers in the UK, chosen for their reliable service, quality offerings, and focus on landlord needs. These companies understand HMO compliance requirements and offer products tailored to heavy-duty rental use. We compare their pros, cons, and example offerings for HMO investors:
Fusion Furniture Solutions
Fusion (est. 2005) is a specialist furniture provider catering specifically to landlords, HMOs, and serviced accommodations.
Pros: Nearly 20 years of experience delivering full turnkey furniture packs. They manufacture many of their own products with robust materials (e.g. 18mm board furniture with metal drawer runners) for extra durability. Nationwide delivery and installation is typically completed in one day, leaving your property ready to let immediately. They offer a 3-year warranty on key items like wardrobes and chests, reflecting confidence in their quality. All furniture meets UK fire safety standards (with higher Crib5 fire-resistant options available), ensuring compliance.
Cons: Fusion’s pricing is mid-range – not as cheap as self-assembly furniture, so landlords on a very tight budget might find packs slightly more expensive than DIY options. However, the longevity and service can justify the cost. Also, their best discounts are available through partner programs (for example, members of certain landlord groups get special rates), which might not be accessible to every small landlord.
Example Offering: A popular option is Fusion’s HMO pack for a 5-bed house, which includes beds, mattresses, wardrobes, drawers, bedside tables and a full living/dining set. They handle all the assembly and even remove packaging waste. Essentially, you can hand them an empty property and get back a fully furnished HMO ready for photographs and tenant viewings the next day.
Let Us Furnish
Let Us Furnish is a leading Wales-based company (Swansea) that operates the Furniture Pack Solutions website for landlords.
Pros: They are known as “one of the market-leading HMO furniture specialists” with competitively priced packages. There’s a wide range of pack styles, from budget-friendly to high-end, so you can choose a look that fits your property and target tenant (e.g. a modern grey-themed pack or a deluxe option). Delivery is offered nationwide and their service is very hands-on – items are delivered, assembled in each room, and all packaging is removed (they’ll even do a quick vacuum of the area after installation). This white-glove approach saves landlords a ton of effort. They can also tailor packages if needed (for example, swapping a chest for a desk in one room).
Cons: As a package specialist, choices are mostly within their predefined sets – fully bespoke interior design is not their focus (though minor swaps are allowed). Their base of operations is in Wales, so while they do serve the entire UK, landlords far from their hub might need to book a little in advance to coordinate delivery schedules (they do have a UK freephone line and serve London and other regions regularly).
Example Offering: Let Us Furnish offers a 4 Bedroom HMO Furniture Pack (e.g. the “Lisbon Package”) from around £2,195, which includes a double bed (with mattress and headboard) plus wardrobe, 4-drawer chest, and bedside table for each bedroom. Optional add-ons include kitchen packs (kettle, toaster, microwave, cookware) and even artwork and lamps to fully dress the property. This allows an investor to equip an entire HMO with one order. The company’s long track record and large stock (they boast thousands of items in stock and 25+ years experience) means quick turnaround and reliable fulfillment.
Sublime Furnishings
HMO Furniture (Sublime Furnishings Ltd) – HMO Furniture is a specialist website by Sublime Furnishings focused exclusively on HMO landlords.
Pros: This company prides itself on being “the only UK website furniture supplier that specialises in furnishing your HMO properties”. They provide an end-to-end service – not just furniture packs, but also interior design touches. Their packs can include everything from beds and wardrobes to kitchenware, bedding, and even decorative items like lamps, rugs and artwork. This is great for landlords who want a stylish, ready-to-rent finish to appeal to young professional tenants. HMO Furniture offers free assembly & installation, with the team cleaning up and making the property ready for immediate occupation after setup. Delivery is free within 120 miles of their base in Bradford, which covers a large part of the UK (additional delivery charges apply beyond that, but they strive to keep it reasonable).
Cons: Being based in West Yorkshire, landlords in the far south or extreme north of the UK might incur delivery fees if outside the 120-mile free zone. Also, because they focus on full service and higher-end touches, their prices per room may be higher than a basic furniture-only provider. However, you are getting design input and a “wow factor” finish for the price.
Example Offering: Sublime’s Deluxe HMO Pack (one of their higher-end packages) might include premium style beds with fabric headboards, matching contemporary wardrobes and drawer sets, plus color-coordinated accessories in each room. They also have more basic packages (e.g. “Reflect HMO” or “Seville HMO” packs) around the mid-£2000s for a whole house setup. A unique feature is you can send them your floor plans and they will plan out which furniture fits best in each room and configure the pack accordingly – a very helpful service if you’re unsure about space planning.
Loft Interiors
LOFT is a well-known UK furniture supplier that works extensively with HMOs, build-to-rent apartments, and student housing.
Pros: LOFT provides a design-led service – they don’t just drop off furniture, they can handle interior design concepts, refurbishment, and project management for your HMO if needed. For landlords who want a truly turnkey solution (including decor, lighting, flooring, etc.), LOFT can deliver that level of comprehensive service. They have showrooms in Manchester and London where you can actually see and test furniture, which is a plus for those who want to judge comfort and quality in person. LOFT’s furniture selection is curated for style and durability, with an emphasis on rental-proof quality. They explicitly note that average high street furniture isn’t built to last in HMOs, so they source pieces made of stronger materials and supports. They also offer pre-designed HMO furniture packages put together by their award-winning design team, balancing cost and quality.
Cons: LOFT’s services (especially design and refurbishment) are geared towards larger portfolio landlords or developers, so the full interior design package might be overkill for a small HMO project. Their pricing on individual furniture items can be higher than some competitors, reflecting the design focus. However, they do have sales and package deals to remain competitive.
Example Offering: LOFT might furnish a 6-bed HMO with a tailored furniture pack that includes all bedroom furniture (with options like desks for student HMOs), a complete living room set (e.g. a durable sofa, coffee table, TV unit), and a dining set for the kitchen/diner. An example living space they’ve done featured a modern round dining table with chic woven-back chairs and a fully fitted kitchen (as shown in their case studies, see image above). LOFT also emphasizes style – e.g. coordinating the color scheme of curtains, cushions, and wall art – to create an upscale co-living environment that can command premium rents. If you’re an investor who values design and wants to stand out from cookie-cutter HMOs, LOFT is a top choice.
David Phillips
David Phillips is the UK’s largest furniture and furnishing service provider for the property sector, known for working with many build-to-rent schemes, serviced apartments, and landlords.
Pros: Extensive experience – they’ve been in business since 1998 and have grown to cover student, residential, and even retirement living markets. This means they understand all levels of quality and durability required for different rentals, including HMOs. David Phillips offers a truly end-to-end service: they can do interior design, deliver and install furniture, and even provide logistics software for large portfolios. One unique offering is their furniture rental and “Release” service – if you don’t want to purchase furniture outright, they rent furniture to landlords (useful for short-term lets or trial periods). Through their Release initiative, they also sell high-quality second-hand furniture (items from show homes or lease ends that are still in great condition) at a discount, proving that “second hand doesn’t mean second rate”. This can be a sustainable and cost-saving option for HMO landlords who want quality on a budget.
Cons: As a big national company, the personal touch may not be as pronounced – smaller landlords might prefer a specialist who knows them by name, whereas David Phillips is a large operation. Their services are typically priced at the higher end; you pay for the convenience and breadth of service. For a single HMO, you might find their full interior design service costly, but you can still buy individual items or smaller packages from them if desired.
Example Offering: David Phillips doesn’t advertise “HMO packs” per se; instead, you can work with them to select appropriate items or use their online catalogue. For instance, you could pick a robust bedroom set (a double bed with an orthopaedic mattress, a 2-door wardrobe, a chest of drawers, and a bedside table) from their range, plus a living room set (e.g. a contract-grade sofa and dining table set). They would coordinate delivery and assembly. If you prefer not to purchase, they might quote a monthly furniture rental rate – an interesting option if you’re managing cash flow or only need furnishings temporarily. Overall, David Phillips is a go-to supplier if you want a one-stop shop with a huge selection and are furnishing multiple properties or looking for premium service.
HMO Furnishing Checklist and Final Tips
Furnishing an HMO property requires balancing compliance, cost, and tenant appeal. Keep this HMO furnishing checklist in mind as you plan your next project:
✅ Meet Fire Safety Regulations: Ensure all sofas, mattresses, and upholstered furnishings are fire-retardant and carry the proper labels. This is legally required and checked during HMO licensing inspections. Don’t forget fire-safe window blinds or curtains as well (many landlords opt for flame-retardant curtains in HMOs).
✅ Provide Essential Furniture: Each bedroom should have at minimum a bed with a good mattress, a wardrobe or hanging storage, and a drawer unit or shelves. Consider a desk and chair if you target students or work-from-home young professionals. Communal areas need enough seating for all tenants (e.g. a sofa plus armchairs or dining chairs) and a dining table if the kitchen is large enough. Make sure to include functional appliances like a vacuum cleaner and microwave that tenants will expect in a furnished house.
✅ Choose Durable, Low-Maintenance Materials: Pick furniture made of hard-wearing materials – for example, leather or faux-leather sofas that are easy to wipe clean, solid or engineered wood frames, and metal or sturdy wood bed frames. Avoid light-colored fabrics that stain easily or fragile pieces like glass coffee tables that can shatter. Durable furniture means fewer repairs and safer use.
✅ Optimize Space: Measure each room and buy furniture that fits comfortably. Use space-saving tricks like wall-mounted TV brackets (instead of a TV stand taking floor space) and over-door hooks for extra hanging storage. In small bedrooms, use mirrors (perhaps on the wardrobe door) to make the space feel larger and brighter. A well-laid-out room feels more spacious and will be more appealing.
✅ Budget and Plan Ahead: Set a realistic furnishing budget for your HMO (e.g. £500–£800 per room, depending on quality). Plan which items you’ll invest more in (e.g. a good mattress) and where you can save. Schedule your furnishing well before tenants move in – order in advance to avoid delivery delays. If using a supplier, coordinate delivery/assembly so it’s all done right after your refurbishment is complete. This way, you can list the property quickly and start earning rent sooner.
By following this guide and checklist, you’ll create an HMO that is safe, comfortable, and attractive to tenants – and you’ll do so cost-effectively. A thoughtfully furnished HMO not only meets regulatory standards but also gives you a competitive edge in the rental market, leading to happier tenants and better returns on your investment.
FAQs
Q: What furniture is required in an HMO?
A: At a minimum, each bedroom in an HMO should have a bed (typically a single or small double with mattress), clothes storage (wardrobe or hanging rail and/or chest of drawers), and a bedside table. Depending on your tenant type, a desk and chair can add value (especially in student or professional HMOs where tenants may study or work in their rooms). Communal areas should have enough seating for all occupants (so if you have a 5-bedroom HMO, aim for 5 seats in the lounge, whether that’s a combination of a sofa and chairs) and a dining table with chairs if space allows. You should also provide basic appliances like a fridge/freezer, cooking facilities (oven, hob, microwave), a vacuum cleaner, and possibly a washing machine if not already built-in. Some HMO landlords also supply kitchen essentials (toaster, kettle) and even cutlery/cookware to make the house move-in ready, though this is optional. Always check your local authority HMO standards, as some councils list required amenities (for example, a bin in each bedroom, or a minimum size of communal space with furniture)
Q: Does HMO furniture need to be fire-resistant?
A: Yes, any furniture provided in a rental (including HMOs) that is upholstered or has foam filling must comply with the UK’s fire safety regulations. This means sofas, armchairs, mattresses, upholstered headboards, cushions, etc., should all be fire-resistant and have labels stating compliance with BS 7177 or the Furniture and Furnishings (Fire Safety) Regulations 1988. Landlords should not provide any furnishings that don’t have a fire safety label. It’s also wise to use fire-retardant curtains and blinds in an HMO, even though the regulations for those differ (some councils expect fire-resistant window coverings in licensed HMOs). All reputable HMO furniture suppliers will only stock compliant furniture, so if you buy through them you should be covered. As part of your HMO licensing, an inspector may check random items for the fire-safe label, so keep documentation if available. In summary – yes, fire safety is a must for HMO furniture.
Q: How much does it cost to furnish an HMO?
A: The cost to furnish an HMO can vary widely based on the size of the property and the quality of furniture. For a typical 4-bedroom HMO, investors often budget somewhere in the range of £2,000 to £4,000+ for complete furnishings. Basic landlord furniture packs for a 4-bed house start at around £2.2k, which would include all bedroom furniture and some communal furniture. Mid-range packages with nicer styling or additional items might be around £3k. Higher-end or larger HMOs (say a 6-bedroom with two reception rooms) could easily reach £5k or more, especially if you’re including things like TVs, extensive kitchen equipment, or premium decor. If you furnish gradually or source items individually, you might spread out the costs, but it’s wise to set aside a per-room budget (e.g. £500 per room as a ballpark for bed, mattress, storage, and share of common area furniture). Don’t forget to include small but important expenses like curtains/blinds for all windows, light shades, and hallway/landing furniture (shoe rack, coat hooks) if needed. By planning your budget per room and shopping smart, you can control costs. And remember, quality matters – a slightly higher upfront spend on durable items can save you money over time when you’re not constantly replacing broken furniture
Q: Can I use second-hand furniture in an HMO?
A: Yes, you can absolutely use second-hand furniture in an HMO, with some caveats. Many HMO landlords successfully incorporate used pieces – for example, a pre-owned solid wood dresser or a second-hand table – to save money and add character. The key is to ensure the items are in excellent condition and meet safety standards. Any second-hand sofa or armchair must still have its fire safety label (be cautious with very old furniture; if it pre-dates late 1980s it may not comply). Second-hand mattresses are generally not recommended for hygiene and longevity reasons, but bed frames, wardrobes, and tables can be fine if they’re sturdy. Give everything a thorough clean before tenants use them. It’s wise to source used furniture from reputable outlets or sources: for instance, some companies (like David Phillips via their Release scheme) offer refurbished second-hand furniture that’s been professionally checked and cleaned. This can be a reliable way to get quality pieces at a discount. Private sales (e.g. via online marketplaces) are more hit-or-miss, but you might find great deals when other landlords or show homes sell off furniture. Just be prepared that second-hand means no warranty – so inspect items carefully. In summary, second-hand furnishings can reduce your costs, but always prioritize safety and durability. Mixing new and old can give your HMO a homely, non-generic feel as well.
Q: Should I buy an HMO furniture pack or source items individually?
A: This depends on your budget, time, and how confident you are in furnishing. HMO furniture packs are bundles of furniture curated for a set number of rooms, typically sold by specialist suppliers. Buying a pack can be very convenient – you get a one-stop solution where everything matches and fits the purpose, and the company usually handles delivery and assembly (meaning your HMO can be furnished in a day with minimal effort on your part). For example, if you buy a 5-room furniture pack, you know each bedroom will get a bed, mattress, wardrobe, etc., and the lounge will get a sofa and dining set, all coordinated in style. This is great for first-time HMO owners or those short on time. The downside is packs might give you slightly less choice in styling each piece, and you might pay a little premium for the convenience (though packs are often discounted compared to buying each item separately). Sourcing items individually can sometimes save money if you hunt for sales and mix vendors, or if you only need to replace one room’s furniture. It also lets you personalize more – you could choose different styles for different rooms, for instance. However, doing it yourself is time-intensive: you’ll be shopping around various stores, arranging multiple deliveries, and assembling furniture yourself. For many investors, the time saved and hassle avoided by a furniture pack is worth the slightly higher cost. A good middle ground is to use a furniture pack for the big items and then add your own personal touches (like picking out the curtains, artwork, or a unique coffee table) individually. If you’re new to HMOs, starting with a pack ensures you don’t forget any essentials and that the result looks professional. Experienced landlords might cherry-pick items to refresh one room at a time. Ultimately, if you value convenience and speed, a furniture pack is a smart choice, whereas if you have a very tight budget or specific vision, you might source pieces one by one.