Does all furniture in a let need a fire label?

Soft furnishings supplied by the landlord need to meet the fire safety regulations, evidenced by the permanent label.

Is furnished or unfurnished better?

It depends on the local market. Furnished suits student and short-stay demand; unfurnished suits longer family tenancies and reduces replacement costs.

Landlord property care

Furniture and furnishings in a let

What to supply, what to leave out, and the label that matters

The short answer

Soft furnishings supplied with a let must meet fire safety regulations, evidenced by the permanent label. Beyond safety, the practical question is how much to supply at all: every item becomes a maintenance liability and a deposit argument. Hard-wearing, replaceable items in neutral finishes cost less over a tenancy cycle than expensive furniture.

What the work involves

Choosing and recording each item, checking labels, listing everything in the inventory with condition and photographs, and planning replacement cycles.

Rules and responsibilities in Scotland

Fire safety of furniture and furnishings regulations apply to supplied items. Fair wear and tear cannot be charged to a tenant at the end of the tenancy; deposits are held in an approved scheme.

What commonly goes wrong

Supplying second-hand sofas with no label, and charging a tenant for the full cost of a six-year-old carpet that had reached the end of its life anyway.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

Furnished lets command a premium in the student market but carry higher replacement costs.
Mid-range, hard-wearing items usually work out cheaper per tenancy than either budget or premium furniture.
Depreciation must be applied when charging for damage, so keep purchase dates.

What to do, in order

1Decide furnished, part-furnished or unfurnished based on the local market.
2Check the fire label on every soft furnishing before it goes in.
3Photograph and list each item in the inventory with its condition.
4Record purchase dates so depreciation can be applied fairly.
5Remove anything you would not want to repair or replace.

Local detail for the Lothians

Edinburgh's student and young professional market expects furnished flats; family lets in Midlothian and West Lothian are more often unfurnished.
Tenement stair access limits the size of furniture that can be moved in and out — a real constraint on sofas.
Short summer void windows in student areas make quick furniture replacement harder to schedule.

When you need a professional

An inventory clerk can document furnishings independently, which carries more weight in a deposit adjudication.

Common questions

Does all furniture in a let need a fire label?: Soft furnishings supplied by the landlord need to meet the fire safety regulations, evidenced by the permanent label.
Is furnished or unfurnished better?: It depends on the local market. Furnished suits student and short-stay demand; unfurnished suits longer family tenancies and reduces replacement costs.

Lothian Property is a property information and professional-introduction service operated by Maybury Scotland Limited. Lothian Property is not an estate agency. Where requested, we may connect homeowners with independent estate agents and other property professionals. How we work.

Inventory and schedule of condition
The document that decides most deposit disputes, and how to build one that holds up.
End of tenancy repairs and deposits
Separating damage from fair wear and tear, and evidencing a deposit deduction properly.
Fire safety in a let
Fire doors, escape routes, furnishings and the extra duties that come with shared occupancy.

Last reviewed 4 September 2026.