A furnished flat can look ready to move into while still missing something essential. A 2023 Landlord Law Blog case described tenants who expected a bed in the third bedroom because the letting agent had put that promise in writing. The practical lesson is to record what has been promised for each room and check it when you collect the keys.
List what comes with each room
Before agreeing to rent, ask which furniture belongs to the property and which items will be removed by the current occupants. Ask for a written list by room. If a bed is included, confirm whether that means the frame and mattress, and check the size if it affects what you need to bring. If a piece of furniture will arrive after the viewing, ask for the expected delivery date and the person who will arrange access.
Ask the agent to put any agreed replacements or additions in writing. Keep the listing, the agent’s replies and the offer paperwork together. Government guidance for lettings professionals says that the property should match prior statements about its condition and contents. Having a record of the actual promise makes a conversation about a missing item much easier.
Check the inventory when you move in
Walk through the property with the inventory or check-in report. Compare what is listed with what is present. Photograph anything missing, damaged or different from what was agreed and send a short, dated note to the landlord or agent. Keep a copy alongside the check-in report so you can refer to it again at the end of the tenancy.
If an item is missing, explain what was agreed, attach the relevant message and ask for a clear delivery date. If you need a temporary arrangement, ask who will provide it and whether any cost will be covered before you spend money. In a shared rental, agree who will send the message and copy in the others so everyone has the same record.
The aim is to resolve the gap early. A specific request with the original promise and a proposed date gives the landlord or agent something they can act on.
Official guidance: https://www.gov.uk/government/publications/consumer-protection-law-for-lettings-professionals/key-principles-for-lettings-professionals