The checklist and the PDF
The PDF is deliberately plain — print it, check it off, and use the inventory pages at move-in and move-out. It’s a general business form, provided as is, not legal advice.
What “furnished” means for mid-term
A nightly guest needs a bed, towels and coffee. A midterm tenant — a travel nurse on a 13-week contract, an engineer on a project, a family between homes — cooks, works, does laundry, gets mail and parks every day. “Furnished” has to cover all of that, and it has to hold up for months. The good news: you furnish once and turn over a few times a year, not every weekend.
Room by room
Bedrooms (each)
- Bed frame and a good mattress, with a waterproof mattress protector
- Two sets of sheets per bed, so one is always clean
- Two pillows per sleeper, with protectors
- Duvet or comforter, with a washable cover
- Blackout curtains or blinds
- Nightstand and lamp, with an outlet or USB charger in reach
- Dresser and closet space, with plenty of matching hangers
- Full-length mirror
Workspace
Most mid-term tenants work from the home at least some days.
- A real desk and a supportive chair — not a dining chair
- Desk lamp and a power strip
- Fast, reliable Wi-Fi, with the network name and password printed in the home
Kitchen
- Pots, pans and a baking sheet
- Knives, cutting boards and cooking utensils
- Plates, bowls, glasses, mugs and flatware for more than the home sleeps
- Coffee maker, kettle, toaster and microwave
- Food storage containers, a colander and mixing bowls
- Dish soap, sponges, a dish rack or dishwasher detergent
- Trash and recycling bins, with liners
- Starter basics: salt, pepper, cooking oil, paper towels
Bathrooms (each)
- Two sets of bath towels, hand towels and washcloths per guest
- Bath mat and shower curtain or door
- Hair dryer
- Toilet paper to start, a plunger and a toilet brush
- Storage for toiletries
Living and dining
- Sofa and enough seating for everyone the home sleeps
- Dining table and chairs
- TV with streaming apps (guests sign in to their own accounts)
- Lamps, curtains or blinds, and a rug
Laundry and cleaning
- Washer and dryer in the home, or clear directions to the nearest
- Iron and ironing board, or a steamer
- Vacuum, broom, mop and a basic cleaning kit
- Laundry detergent to start
Safety and access
- Working smoke and carbon monoxide alarms, tested before every move-in
- Fire extinguisher and a first-aid kit
- A keypad or smart lock, with a new code for every stay
- A house guide: Wi-Fi, appliances, trash day, parking, who to call
Utilities and services
Mid-term tenants live there: they get mail, park every day and need to know what the rent covers.
- Electricity, water, gas and trash — in your name, and in the rent or billed as the lease says
- Internet in your name, with the speed in your listing
- Parking spots and permits
- Mailbox access and the address format for mail and packages
Nice to have
Once the must-haves are done, these make a home easier to rent and to extend in:
- A monitor at the desk
- A smart thermostat
- A luggage rack in the main bedroom
- Outdoor seating, if there’s a patio or yard
- A slow cooker or air fryer
- Extra blankets and a spare pillow set
The move-in inventory and condition record
The inventory is what turns a deposit dispute into a simple comparison. Fill it in with the tenant at move-in — or have them review and sign it in the first days — and give them a copy.
The inventory
- Every piece of furniture and each appliance, room by room, with a count
- Linens and towels, by count
- Kitchen items, by count or as a set
- Keys, fobs, garage openers, parking passes and remotes, by count
- Electronics, with model and serial numbers where it helps
The condition, room by room
- Walls, ceilings and floors: marks, holes, stains, scratches
- Doors, locks, windows and screens: working and undamaged
- Appliances and fixtures: working, clean, any damage
- Furniture and mattresses: stains, tears, wear
- Smoke and carbon monoxide alarms: tested, with the date
- Meter readings, if the lease bills utilities by use
The record
- Date-stamped photos or a video walk-through of every room
- Notes for anything not new: “small scratch on desk, left corner”
- Signed and dated by you and every adult tenant, with a copy for them
- The same checklist again at move-out, to compare
States that require a move-in record
| Topic | What the law says |
|---|---|
| Washington | No deposit may be collected unless the lease is in writing and the landlord gives a written checklist or statement of the condition and cleanliness of, or damage to, the premises and furnishings at the start of the tenancy (RCW 59.18.260) |
| Arizona | At move-in, the landlord gives the tenant a signed copy of the lease, a move-in form for noting existing damage, and written notice that the tenant may be present at the move-out inspection (A.R.S. 33-1321(C)) |
| Virginia | Within five days after occupancy, the landlord gives the tenant a written report itemizing damage that already exists (Va. Code 55.1-1214) |
| Massachusetts | With a security deposit, a separate written statement of the premises’ condition, within ten days of the tenancy starting or the deposit being paid, whichever is later (G.L. c.186 §15B) |
| Kentucky | Where a city or county has adopted the state’s landlord-tenant act, a comprehensive list of existing damage before a deposit is paid (KRS 383.580) |
A mid-term stay of 30 nights or more is often a tenancy under state law (see the 30-day rule), so treat these rules as yours. Deposit limits and return deadlines vary too — see mid-term lease agreements. This is general information, not legal advice.
At move-out
- Walk the home with the same checklist, room by room
- Count linens, kitchen items, keys and remotes against the move-in numbers
- Photograph anything that changed, from the same angles as the move-in photos
- Separate normal wear and tear from damage — only damage comes out of a deposit
- Restock and reset for the next tenant, and start a new record
Keeping the record with the lease
The signed checklist and photos belong next to the signed lease. In Nexxus, every tenant has a documents tab where you upload them, and tenants can upload their own move-in photos from your resident portal — so at move-out, the record is on the tenant’s file, not in someone’s camera roll. Maintenance requests come in through the same portal. Mid-term, long-term or medium-term — it’s the same record.
See mid-term rental software, or open the live demo set up for mid-term — no sign-up. Deciding whether to furnish at all? Start with mid-term vs long-term rentals.
Furnishing checklist FAQ
How do I furnish a mid-term rental?
For someone who will live and work there for months, not a weekend guest. Start with a good bed and linens, a real desk and chair with fast Wi-Fi, a fully stocked kitchen, laundry, and utilities set up — then go room by room with a checklist, and record what’s there and its condition before the first tenant moves in.
What should a furnished rental include?
Everything a tenant needs to live there from day one with just a suitcase: furniture in every room, a made bed with spare sheets, towels, a stocked kitchen, cleaning supplies, laundry, working smoke and carbon monoxide alarms, and utilities and internet. What the rent covers — utilities especially — should be in the listing and the lease.
What goes on a furnished rental inventory checklist?
Every piece of furniture and each appliance, room by room, with a count; linens, towels and kitchen items; keys, fobs and remotes; and the condition of each — walls, floors, fixtures and furniture — with notes and date-stamped photos. Both sides sign it at move-in and use it again at move-out.
Do I need a move-in checklist for a furnished rental?
It’s the best protection for a deposit, and some states require one. Washington, for example, bars collecting a deposit without a written move-in checklist or statement, and Arizona, Virginia and Massachusetts require a move-in form, report or statement of condition. Check your state’s rules — this is general information, not legal advice.
Do mid-term tenants expect utilities to be included?
Usually. Most furnished mid-term rentals include utilities and Wi-Fi in the rent, and some operators set a monthly cap and bill usage above it. Whatever you choose, say it in the listing and in the lease.
Should I provide linens and towels?
Yes. Mid-term tenants arrive with a suitcase. Keep two sets of sheets per bed and two sets of towels per guest, so one is always clean — and count them on the move-in inventory.
Sources
State laws read on the legislatures’ own sites on September 26, 2026. Laws change — confirm your state’s current rules.
- Washington: RCW 59.18.260
- Arizona: A.R.S. 33-1321
- Virginia: Code of Virginia 55.1-1214
- Massachusetts: General Laws c.186 §15B
- Kentucky: KRS 383.580 and 383.500 (local adoption)