The Pros and Cons of Furnishing Your Arlington Rental Property

One of the crucial decisions that Arlington rental property owners have to make is whether to provide furnished or unfurnished properties to their tenants. While most of the people looking for rental homes will expect to move with their own furniture and personal belongings, Arlington is a unique market, and people move here for different reasons. You’ll find that there’s also a pool of tenants who prefer a furnished property, especially if they’re only planning to be here for a few months or a year. 

As a landlord, you want to ensure that your rental property is a desirable and comfortable place for tenants to live. The choice to furnish your property or to leave it unfurnished can significantly impact your bottom line. 

The first consideration as you tackle this decision is: what type of property are you renting out? If you’re renting out a short-term property or a vacation home, furnishing is mandatory. If, on the other hand, you’re renting out a long-term property and you expect to sign a lease agreement for a year or longer, you may have different considerations as you think about furniture. 

Let’s go over the pros and cons of furnishing your Arlington rental property, whether you’re renting it out in the long-term or in the short-term. These considerations can help you make an informed decision about what’s best for you and your tenants.

A Quick Look at the Pros and Cons of Furnishing Your Arlington Rental Property

Before we dive deep into the nuances of a short-term rental versus a long-term rental, let’s just take a quick, easy look at the benefits and the challenges of furnishing your rental. 

Pros

• Higher Rent Prices. Furnished apartments generally can command higher rent prices than unfurnished rentals. Tenants often find it more convenient to rent a furnished unit than to buy several pieces of furniture or even transport their already-owned furniture. If you have tenants moving into the area from out of state or even out of the country, they might be willing to pay a lot more for the convenience of not having to move furniture.
• More Appeal to Tenants. Potential tenants are more likely to be attracted to a furnished unit since they don’t have to worry about buying and/or transporting pieces of furniture. Additionally, they could potentially be able to rent a furnished rental on a short term basis; leading to more options and flexibility. The appeal will depend on the tenant, but you will find there are people who are specifically looking for rental homes that have beds, sofas, kitchen tables, etc.
• Convenience. As a landlord, you won’t have to deal with the hassle of tenants moving in and out with large pieces of furniture. You’d be surprised at how easily the drywall gets a big hole in it or the floors get scratched up just during the move-in process. By having furniture already in place, you’re protecting the condition of your investment property. 

Cons

• Wear and Tear. Furnished apartments and rental homes can experience more wear and tear, with tenants not caring for the furniture as they would their own. Broken furniture may become an issue if tenants claim they weren't responsible for the damage. Not only do you have to worry about the general deterioration to your property that comes with having a tenant live there, you also have to think about the wear and tear on your individual pieces of furniture.
• High Initial Investment. Furnishing a rental property requires a significant upfront investment, and you risk not earning back enough in rent to offset the expense. You’ll actually have to buy the furniture that you’re providing, and in order to increase your rents and attract good tenants, you may need to invest in furniture that’s relatively high quality.
• Maintenance. In the event, items become worn and damaged, your responsibilities as a landlord increase. Furnished rentals are expected to be well-kept and damage-free, so extra money and time may be required to keep the furniture in good condition. Just as you’re responsible for maintaining the property that you provide, you’ll also be responsible for maintaining the furniture.

These are the immediate things you’ll have to think about when you’re deciding whether you want to furnish or not furnish. Now, let’s take a look at why the type of rental property you’re listing makes such a difference in whether you furnish or you don’t. 

Long-Term Arlington Rentals: Don’t Furnish 

We recommend that you do not furnish your long-term Arlington rental property. When you’re looking for a tenant who wants to live in your home for a year or longer, you want to provide them with a completely open and empty space so that they can make it their own. 

Even as you’re showing your property, you want to minimize the distractions that furniture can cause. You are hoping that prospective tenants can walk into your property and imagine themselves living there. To do that, they’ll have to imagine themselves living there with their own personal belongings - whether it’s furniture that they bring with them or new pieces that they buy specifically for their new home. 

Short-Term Arlington Rentals: Do Furnish

You will have to furnish your short-term rentals. It’s unimaginable that someone would be looking for a home to rent for a few weeks or a few months and not have the furniture provided. 

Here are some tips to making your furnishing efforts yield the most ROI:

• Lean into a specific aesthetic or design focus

Before you buy furniture, invest in cookware and dinner plates, and decorate the walls, you want to know what kind of design elements will fit your property best. 

Think about your likely short-term guests. Will they be families with children, who are eager to see all the sites in Washington, D.C.? Maybe in that case, you’ll think about bunk beds. If your short-term rental is likely to attract remote workers and people who are in town on business, perhaps you’ll focus instead on making your property a work-friendly spot with upgraded Wi-Fi and a dedicated work desk.

You can get inspiration from interior designers and their websites, social media platforms like Instagram and Pinterest, and even other rental properties that you admire. 

Resist the urge to focus too much on your personal tastes. You’re trying to appeal to as many guests as possible. 

• Select durable furniture that can stand a lot of traffic

Your furniture will be used by a lot of different people, and it’s going to have to stand up to the wear and tear that comes with that usage. With constant tenant turnover, you want to make sure that you’re choosing furniture that’s dependable and built well. 

Again - your own style doesn’t really have to be reflected. Remember, you’re not furniture shopping for your own home. You’re investing in high quality, reliable pieces that will impress your guests. The bed has to be more than adequate; it has to be comfortable and supportive. No one wants to deal with damaged furniture between guests or worse - while a guest is staying in your home. Limit the risk of damaged furniture by investing in high quality, durable furniture. 

• Make a list of the furniture you’ll need and begin acquiring it

Make sure you remove any personal belongings from your Arlington rental property. The entire space should be for the use of your guests. 

Take an inventory of what you have and what you need. Every room in your rental home must be fully furnished. This doesn’t mean that every bed needs two nightstands and four different coffee makers must be available in the kitchen. 

But, the home has to be completely functional and ready for guests. Make sure you have:

• Beds in every bedroom, with sheets and blankets and pillows.
• A nightstand.
• A dresser and/or an empty closet.
• Sofas and chairs in the common areas.
• Dining table and chairs.
• Television and television stand.

Outside, you’ll want to have patio furniture if there’s space. Make sure the kitchen is completely functional with pots, pans, plates, glasses, coffee mugs, and silverware. 

When you’re furnishing your short term rental property, you’ll have to provide the basics (beds) and a few extras don’t hurt, either. Providing bikes, for example, will give your guests an easy way to get around the city. 

As with all business choices, you need to consider the pros and cons of a furnished rental property before making any decisions. As you contemplate whether or not to furnish your Arlington rental property, understand that the ultimate decision relies heavily on the circumstances surrounding the property, location, and intended tenant leasing space.