Even unfurnished rented accommodation is likely to need flooring. But whatever the level of furnishing, the choice is important. Landlords will want to choose durable items but also those that will add to the attractiveness of their properties. They must also be sure to comply with safety and other regulations.

Upholstered furniture made before 1988 may contain foam that is capable of engulfing a room within seconds with toxic fumes. Since then only much

safer materials may be used for both filling and covering furnishings. And since 1997, it has been a legal requirement that all upholstered furniture provided in furnished lettings must meet with the Furniture and Furnishings (Fire) (Safety) Regulations 1988.

The requirement applies to domestic items of furniture only, and includes items such as: beds, mattresses, headboards, sofa-beds, futons, pillows, nursery furniture, cushions, sofas, easy chairs, garden furniture which is used indoors, and seat pads and coverings (including those supplied with cane furniture). Items that do not fall under these regulations include: curtains, carpets, sleeping bags, bed-clothes (including duvets), loose covers for mattresses, and pillowcases. These may come under the General Product Safety Regulations 1994 which implemented the EU directive on general product safety and require no product intended for general consumers may be placed on the market unless it is safe (although the regulations do not apply to second hand products which are antiques).

Furniture brought new after 1988 should be labelled to indicate that it complies with the furniture and furnishings regulations. This will include a display label at the point of sale, and also a permanent label attached to each individual item of furniture.

Labelling is primarily the responsibility of the manufacturer, but also of the retailer. Since 1993 it has been illegal to sell second hand furniture that does not comply - with the exception of antique furniture (or any furniture) manufactured before 1950. If a landlord cannot provide proof that furniture complies, a tenant may request that the items are replaced. For their part, landlords have the right to refuse to allow tenants to use their own furniture if it does not meet the legal requirements.

The Department of Trade and Industry advises anyone letting out a property to contact their local Trading Standards department for advice. Trading Standards department have powers of entry into rented accommodation, and a landlord can face a maximum penalty of 5,000 pounds, and/or six months' imprisonment, if found guilty of failing to comply with the regulations. Additionally, property insurance may become invalid, leaving a landlord personally liable for potentially huge sums of money.

A good rule of thumb with regards to furnishings is to provide less rather than more. However, for a furnished property, the landlord must ensure that the furnishings are adequate for the purpose of living, from the day that the tenant moves in. Rooms on which a landlord should focus particular attention are the bathroom (including a shower if possible) and kitchen. Bedrooms should be kept simple and inoffensive. If furnished, it is best to select plain, neutral and simple, yet sturdy, items of furniture since these will appeal to the widest range of people.

Any landlord intending to let to the professional market should aim to fit out and furnish to high quality. Furnishings should also be chosen to suit the property. For example, a luxurious house might be considered incomplete without a tumble dryer and dishwasher. Although electrical items such as these will add to the rental value of a property, they also provide potential worries since they can break down unpredictably.

The general rule is that the more upmarket the furnishings and fittings, the greater the likelihood of attracting more discerning tenants. This will hopefully help ensure the property is treated better than otherwise might be the case. Better furnishings also help minimise periods between lettings.

Furnishing property with second hand furniture may seem like a money saving option, but the cheapest option is not always the best. Items can often be below legal requirements, they might not stand the test of time and they can also look shabby, putting off potential tenants. If a property is to be furnished with second hand furniture, landlords are advised not to leave anything of great sentimental value to themselves. Such items will not have the same emotional significance to the tenant, and so may not be treated as carefully. It is also not wise to leave anything of great financial value in the property, as damage and theft do occur.

But in any case an inventory listing all contents to be used by tenant should be compiled, noting the condition of each item of significance. Tenants should be required to sign the inventory and both tenant and landlord should hold a copy. Without such safeguards, it will be impossible for the landlord to prove any loss or damage to the property or the furnishings.

If anything supplied by a landlord breaks down it is his or her obligation to have it repaired. So it might seem that letting property unfurnished will involve fewer complications. The fewer items in the property that can go wrong, the fewer the potential problems.

But market demand has to be taken into account and many landlords find there is more call for furnished accommodation - and rent levels will be higher as a result. And even an unfurnished will normally require carpets, curtains and a cooker.

Landlords who prefer not to have to deal with the details of furnishing, or who want to offer the choice of furnished or unfurnished accommodation can use one of the specialist furnishing companies offering packages to landlords.

There are other advantages in using a specialist company, including being able to tap into its knowledge of the current market, and expertise in creating the most modern look available.

Some property style consultants provide an affordable alternative to interior designers. Using a contract furnishing service can relieve the client of both the time and financial pressure of having to research, shop, deliver and install all interior furnishings and fittings.

Presentation is key. In today's property market, making your property irresistible to potential renters is the key to a quick turnaround. The days of renting a property with shabby, old and unusable furnishings and fittings are over. Potential renters will simply go to the next property with its new, clean and fully functional interior and even be willing to pay a little more.

Contract furnishers analyse consumer trends and provide durable, comfortable and stylish solutions for both clients and consequently their end users. The service also takes into account all current health and safety regulations. Clients should think of the service as a one stop shop for their entire interior furnishing needs, providing a bespoke solution and adding value to their property.

Often, contract furnishers have complete furniture packages in stock and ready to deliver, therefore making the property ready for rental much sooner when compared to most high street retail lead times. The client should determine budgets and timeframes beforehand. If a contract furnisher is willing and able to work within that predetermined budget and timeframe, there will be no hidden extras and therefore no surprises. The client can therefore relax, safe in the knowledge that their property will be completed and ready for occupancy at that agreed price and on that agreed day. Reputable contract furnishers form solid business relationships with reputable suppliers and deal in bulk purchases, thus saving money and passing on those savings to their clients.

	Stork Craft Tuscany Glider and Ottoman, Espresso/Beige List Price: $299.00 Sale Price: $187.00
	06550-549 The Stork Craft Tuscany Glider and Ottoman set offers gentle motion while feeding your baby in those early morning hours. Featuring a solid construction with a magical sleigh design, this is a royal centerpiece for your nursery...

	Stork Craft Hoop Glider and Ottoman Cushion, Cherry Wood and Beige Corduroy List Price: $199.00 Sale Price: $135.99
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South Shore Furniture, 4 Drawer Chest, Pure White List Price: $119.96 Sale Price: $101.41

This classically elegant 4-drawer chest boasts fresh clean lines, profiled edges, and lots of convenient storage space to highlight your baby`s bedroom decor or to grace any other room of the house. Goes beautifully with other South Shore Pure White-finish items Innovative drawer Smart Glides with lifetime warranty Child-friendly safety catches on drawer glides Manufactured from engineered-wood products 5-year warranty

	Atlantic Furniture Eco-Friendly Windsor Convertible Crib, White List Price: $586.00 Sale Price: $586.00
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Royal Bambino recognizes that despite all of the fantastic options available in children’s bedding, what the manufacturer offers may not be exactly what you had in mind. This is why Royal Bambino offers custom children’s bedding solutions! The bedding in a crib or toddler bed is central to the theme of your child’s room. With our custom options, every detail of your crib bedding can be made to your exact specifications! We can help you get that special and unique style that only you can create.

Royal Bambino works with several special companies to produce your made-to-order creations. Your options are endless! You can order a complete set of crib bedding with room accents to match, in the color scheme and patterns chosen by you. There are hundreds of fabrics to pick from; solids and stripes and polka dots, silks and chenille. Your custom creation can contain all of the elements you desire to add comfort to your baby’s crib or cradle. There are even options available to carry his or her theme through their next twin or full sized bedset!

A Standard bedding set contains a coverlet, crib bumpers, a dust ruffle, and a fitted crib sheet. Every aspect of each item can be customized to your own terms! Coverlets can be piped, ruffled, inset, patchwork, framed, standard or flat-fold edge trim. Crib Bumpers come either standard or slip-covered, with piping, ruffles, inset, center inset, or block fabrics. Standard bumpers have 1” thick non-removable batting. Slip-covered bumpers have a zipper closure with 5” thick removable pillow inserts or 1” thick flat batting. Slip-covered box bumpers have zipper closure with 1 ½” thick removable batting.

Dust Ruffles can be short or long, and pleated, trimmed, gathered, ruffled, and/or accented with buttons, with scalloped or straight edges, as you specify. You can order one or more Fitted Crib Sheets to complete the set! We can fit your crib set for either a standard or a round crib or cradle. And each item is available in whatever fabrics you name!

Accessories to match are nearly as endless! Enhance their crib with a Pillow Bear or Mobile. Coordinate with Throw Pillows, Lumbar Pillows, Neckrolls or Bolsters for your nursery glider. Accent their nursery with a Diaper Stacker, Hamper, Changing Pad Covers, Pillow Shams, or a Toy Bag! Valences and Drapes, Shower Curtains and Lamp Shades outfit the baby’s room in complete detail! And as they grown into their next twin, full, or even queen sized bed, match their room and their changing tastes with a new Comforter, Coverlet, Duvet or Hugger, with Dust Ruffle to go along!

Custom options are only available in person through our retail store located on Jefferson Avenue in Murrieta, CA. Please come in to browse the hundreds of options in designs and view the fabric swatches we have available! Phone consultations are also available for those outside of our immediate area. Browse our many standard bedding options available to order online at RoyalBambino.com anytime!

CoCaLo baby bedding is a versatile brand that contains three lines of baby crib bedding to offer a bedding collection that works in any household. The CoCaLo Baby line features baby bedding in lighthearted newborn colors and patterns. CoCaLo Couture is a fashion-forward line of sophisticated baby bedding in mature designs for a nursery that flows with your home décor. The new CoCaLo Naturals line protects your baby with 100% organic cotton and environmentally friendly dyes, and offers beautiful and serene designs inspired by nature.

CoCaLo Baby’s beautiful girl bedding sets include the highly popular Sugar Plum, springy bedding in plum, green and ivory with butterflies and flowers to add whimsy to any little girl’s room, and similar new Sundae crib bedding with the infusion of a bright summer day in vibrant yellow, blue, red and brown. Abby’s Farm is an original girl-themed farm bedding set in pink, yellow and green, and new Jacana bedding collection is a feminine safari animal design in orchid, lavender and brown. CoCaLo Baby’s charming boy bedding includes Work Zone and Scooter sets, featuring construction equipment or cars in brown and blue with stripe accents, and Sports Fan bedding depicting various game balls in masculine green, blue, and brown. Neutral CoCaLo Baby sets start with best-selling Alphabet Soup, a colorful collection featuring whimsical animals, letters, and numbers. New Turtle Reef design shows large turtles swimming against a background of cool blue and ocean green, for a loveable undersea collection for any baby.

CoCaLo Couture contains stylish crib bedding for a refined nursery that is a comfortable addition to your living space. Aidan is a boyish houndstooth and stripes crib bedding collection in brick red, rich brown, khaki and blue, with antique toy themed accessories. Feminine Delilah crib bedding is a sunny and sophisticated collection featuring brown and yellow brocade with delicate embroidered flowers on the crib bumper and quilt. The tranquil Bali collection offers an island getaway feel in turquoise, green, and tan with animal print and palm print accents fit for either a boy or girl; new Tahiti crib bedding punches up the calm Bali design in a tropical color scheme of fuchsia, orange, tan, and brown.

CoCaLo Naturals currently contains two lovely collections of organic baby bedding. Serene crib bedding displays graceful botanical patterns in brown, ivory, and raspberry for a bedding set that is both peaceful and fashionable. Tranquil crib bedding is a peacock-blue, brown and ivory collection featuring tasteful bamboo patterns. These designs are inspired by nature to create a stylish and eco-friendly nursery.

CoCaLo baby bedding collections also offer coordinating accessory options to extend theme elements throughout the nursery, including picture frames, mobiles, wall art, lamps, rugs, and other additions to complete your nursery décor. CoCaLo offers a wide selection of beautifully designed baby bedding collections that bring you a respected name and a designer theme for your baby’s nursery.