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Furnished vs Unfurnished: How Your Inventory Report Should Differ

Caroline Hamren · Dec 4, 2025 · 4 min read

Every inventory report records the condition of a property, but what it needs to cover depends heavily on what is being let. A fully furnished one-bedroom apartment in the Marina, a semi-furnished townhouse and an unfurnished villa all need a slightly different approach. Understanding the difference helps landlords and tenants know what to expect, and helps make sure nothing important is missed.

Unfurnished properties

"Unfurnished" in Dubai usually still means a property with fitted items: kitchen cabinets, worktops, built-in wardrobes, light fittings, air-conditioning units, sanitaryware and, sometimes, white goods. An unfurnished inventory therefore focuses on:

• The structure and finishes: walls, ceilings, floors, doors, windows and skirting.
• Fixtures and fittings: kitchen units, wardrobes, bathroom fittings, light fittings and switches.
• Any appliances included, with their make and condition where visible.
• Cleanliness, including inside cupboards and appliances.
• Outdoor areas such as balconies, terraces or gardens.

Because there is less to list, each item can be described in more detail, and the photographs can cover every wall and floor surface clearly.

Furnished properties

A furnished property adds a second layer: every piece of furniture, soft furnishing and household item supplied by the landlord. That can include sofas, beds and mattresses, dining sets, curtains and blinds, rugs, lamps, televisions, kitchenware and decorative items. A furnished inventory should record:

• What each item is, with enough description to identify it, for example "three-seater grey fabric sofa".
• Its condition, including existing marks, stains or wear.
• Where it is located in the property.
• Quantities for smaller items, such as plates, glasses or cushions.

Mattresses, upholstery and rugs deserve particular attention, as stains and wear on these items are among the most common points of discussion at check-out.

Semi-furnished properties

Semi-furnished lets sit in between. Typically, the landlord provides major appliances and perhaps some key pieces, such as beds or a dining table, while the tenant brings the rest. The most important thing is to be clear about which items belong to the landlord, so that they are recorded and the tenant's own belongings are not.

Why the detail matters

Dubai's Law No. (26) of 2007 provides that, at the end of the tenancy, the tenant returns the property in the condition in which it was received, except for ordinary wear and tear or damage due to reasons beyond the tenant's control. In a furnished property, "the property" includes everything that was supplied with it. A clear, itemised record of those items at check-in is what makes a fair comparison possible later.

Practical tips

• Agree before check-in which items are included and which will be removed.
• Remove or clearly separate any personal items the landlord is not leaving behind.
• Make sure the property is cleaned before the inventory, so that the recorded standard is the one the tenant receives.
• Mention when booking whether the property is furnished, semi-furnished or unfurnished, and the number of bedrooms, so the right amount of time can be allowed.

Whatever the type of property, the goal is the same: a clear, room-by-room record with dated photographs that both sides can rely on.

Changing a furnished let mid-tenancy

Sometimes items are added, replaced or removed during a tenancy: a new washing machine, a replacement mattress or a sofa the tenant asked to be taken away. When that happens, update the record. A short, dated note with photographs, acknowledged by both sides, avoids confusion at check-out about what should be there and in what condition.

For landlords letting a property furnished for the first time, it is also worth keeping receipts or purchase dates for major items. They help give a realistic picture of an item's age if questions about wear arise later.

If you would like an independent record of your property, Invecheck can help. Our experienced, independent inspectors offer flexible appointments, including weekends, an onsite consultation, and a clear, room-by-room digital report delivered within 3–5 business days. Book your check-in, check-out or handover online in a few minutes.

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