Furnishing a rental, where every choice is a cost per night
Furnishing a let is not decorating. Everything is judged on what it survives, what it costs to replace and what it does to the nightly rate. Plan it as a board with durability and replacement cost on each item.
The short version
Furnishing a rental inverts normal furniture logic: you are buying for strangers, at volume, and replacing on a schedule. Judge each piece on cost to replace rather than cost to buy, favour things sold in matching sets, and keep the fire regulation status on anything soft.
A sample board
Flat 2, turnaround
Two bedrooms, let furnished. Everything judged on what it costs to replace.
- Items
- 6
- In place
- 1 of 6
- Total
- $1,463
- Budget
- $3,037 left of $4,500
Open any item for its details.
$680To orderStore · Halden & CoFire regs · CompliantReplace · 5 years
$520In placeStore · NorrlandFire regs · CompliantReplace · 7 years
$64ConsideringStore · RavelDiameter · 60 cmGuest-proof · Yes
$89ConsideringStore · OaklineReplace · 3 yearsStill sold · Yes
$78ConsideringStore · Fielder HomeDrop · 228 cmReplace · 4 years
$32ConsideringStore · Studio MeraSize · 50 x 70 cmGuest-proof · Yes
Board photos from Unsplash, by Ambo Ampeng, Gabriel Alenius, Suhyeon Choi, Sam Moghadam, eduard and Taru Goyal.
Who it's for
Landlords and short-let hosts furnishing a unit to a standard, especially anyone doing it for the second or third time.
What people use today
Genuinely nothing. Landlords and short-let hosts run spreadsheets per property, and the ones with several properties run a spreadsheet of spreadsheets. It is the clearest case on this list of a job with no tool.
What a board tracks here
Fields you name yourself, on the item they belong to. These are the ones that decide a purchase and have nowhere else to live.
- Replacement cost
- The real number. A cheap chair replaced three times costs more than one good one.
- Fire regs
- Upholstered items in a let have legal requirements, and the label is the only proof.
- Still sold?
- Matching a broken dining chair in year three is only possible if the range still exists.
- Guest-proof
- Whether it survives people who do not own it. This is the whole discipline.
Start one of your own.
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