Recently invested in a short term let / holiday property? My first piece of wisdom is to decorate and furnish it to the highest standard you can afford.

This article is considering that you have already picked your location and have worked everything out, and you just now need to know what to include in your investment, with the intention of making as much rental income as possible and having a high occupancy rate.

There will be 2 things decorating your apartment will need to achieve, and this is high occupancy rate and high rental value per night. These 2 things do differ as luxury items and furniture will help you increase the nightly rate you can charge, whilst the facilities such as number of beds you supply will likely increase the occupancy rate.. Booth are just as important in order to get a good return. Though there is a lot of cross over with these 2 elements.

Location

Have your location in mind when decorating. City centres you are likely hosting those on business trips or short city breaks. But if you have a property in the Lake District or in a seaside town then you are likely catering for families and couples on their summer holidays.

If you have a property in the countryside there is huge potential for a winter or Christmas break property, especially if you can add luxury extras such as a hot tub and furnishings like a Christmas tree and other decorations.

Competition

Assuming you have a grasp on the level of competition you have in your chosen location may make a difference to just how far you need to go with your décor. However, don't use low competition as an excuse to cut corners and spend less money than you can, as you can always place yourself at the top of the market, which really is the best thing to do.

One other important consideration you should have made at this stage is if you have a studio apartment or a one bed property then you are effectively competing against hotels, this is not ideal so ideally you will need at least 2 bedrooms. If you do have a 1 bed property then make sure you put a sofa bed in the lounge, to make it sleep 4 instead of 2.

Theme

Themes don't always work, and may actually be detrimental if done wrong or over done. In a city you may want to avoid any kind of theme as you are also renting to people on business trips. In the right locations a subtle theme may just work well.

One idea of a successful theme that I have myself stayed in before was when I stayed in a large country house on the site of an Orchard. The property was advertised as a themed property but there were subtle touches through out the property. For example, pictures of apples. An antique cherry picking ladder as a towel rack  and subtle green and red touches in certain bedrooms.

Another example is seaside properties may have a blue/turquoise colours. Then subtle touches such as an image of a lighthouse and an antique ship lamp etc...

General Décor

Lounge / Reception Rooms

The lounge  area is likely to be the money shot for you short-term let. Make it Cosy, luxurious and get the level of extra touches just right. not too much but not to little. Large Deep Sofas (spend £1000 minimum on a large corner sofa) and an arm chair or 2. Make sure the sofas provides the same amount of seating as the property sleeps. You can even add a luxury extra such as an egg chair or large bean bag.

• Large deep Sofas - a corner sofa if it makes use of space
• Armchairs
• Bean bags/ rocking chair/ egg chair - something a bit different will make images stand out
• Cushions
•  Blanket/ throw 
• Foot stool - have at least one poof or foot stool
• Large Flat Screen TV
• TV subscription
• Digital device for TV apps such as Netflix / Amazon
• Coffee table and side tables for sofas
• Lamps

Kitchen

Make sure the Kitchen is ready for anyone to walk into and cook whatever they have brought. So try to supply every utensil, crockery and appliance you would have in your own home.

• Crockery, Utensils, Pots Pans - Try not to miss anything, every small item from bottle opener, ice cream scoop, woks, Pots, frying pans, whisk, spoons, forks knives etc...
• Appliances - Coffee machine, toaster, kettle. Make sure to supply tea, hot chocolate and coffee along with sugar and scathes of milk and other hot drink supplements. If you have a larger property make sure the toaster sis a large toaster.
• Fridge Freezer - Depending on the property size again you may wish to have a large American style fridge or sperate fridge and freezer.  For city stays it may not be used but if you have a holiday home this is essential.
• Kitchen cleaning products - provide kitchen sponges and washing up equipment ( for kitchen sides and dishes) to store under the sink
• Dishwasher - An additional and essential touch for any short-term-let. Your guests will want an easy stay.

Dining

The dining area will be a little easier to decorate. All the dining equipment will already be part of your kitchen.

• Dining table - depending on the size of the property you will need between 4-8 chairs or more. A good solid wood table and chjairs will last longer than a glass dining table so consider your choice wisely.
• Centre piece - Add a small luxury touch on your dining table, such as a vase and flowers. Even fake flowers will work.
• Corner Lamp
• Side table/unit for serving.

Bedrooms

Bedrooms are key in your guest comfort, and you want them to remember the comfort level they experienced. It is also the one location where they may be the fussiest. Stained bedding, dusty bed sides and lumpy mattresses are all too common and can be difficult to avoid if you have new guests every few days. But you can try your best.

• Large mattresses - have at least on rom with a double bed or even a king size bed if you can for that extra touch of luxury.
• Twin beds - If you have multiple bedroom try and make at least on or more into twin rooms. Its not always couples staying in these rooms. And you can always have them pushed together to make a double with extra bedding.
• Bunk beds - if you have a large property with a small room then putting a bunk bed in one of them is a great effective way of providing extra sleeping rooms. Bunk beds also work well in a hostel type setup where you are just proving as many beds for a large group of people in a small amount of space.
• Bed side tables
• Bedside Lamps
• Wardrobes
• Chest of Draws
• Pictures
• Dressing Tables
• Door hangers
• Full length mirror 
• Bedding
• Extra Blanket/ throw

Getting the mix of rooms with double, twin and bunk beds can be tricky, as different types of bedroom setups can really effect the type of guests. Bunkbeds will work great for families with kids, but twin beds will work well for those travelling with friends. It hard to say what the best combination is and will depend on your own research into the area and who will likely be looking at your property for a short stay.

Bathrooms

Assuming you have your 3 piece suite all ready then bathrooms should be simple...

• Toilet brush
• Air freshener
• Towels
• Matt
• Soap shampoo and shower gel
• Mirror - above sink

If you can re-model your bathroom then their is a lot you can do which will put your [property above the competition. Large stand alone luxury tubs, walk in showers, rain shower, heated floor, his & hers sinks and maybe a bidet. Consider all of these luxury bathroom extras if possible as it will likely increase both your occupancy and the nightly rate. People on holiday want a luxury they may not have in their own homes, otherwise they wouldn't go on holiday.

Luxury touches are not always essential for city short term lets, but it cant hurt  to cater for all types of guests. But you will get a better return all luxuries on large holiday homes.

Garden

If you have a garden then I assume you have a holiday property near the sea or in the countryside. In this case you will need to consider guest plan to make heavy use of the outside space.

• BBQ - perhaps a brick BBQ or a gas BBQ
• Pizza clay oven - a more novel idea to make your property stand out
• Outside heater or fire pit - If you have a fire pit you will need to supply logs
• Outside furniture - Think wicker seating and outside dining area
• Out side cover - such as a permanent gazebo/pavilion or parasol for shade and some protection from rain on warm days.
• Washing Line

Hall Spaces

Hall space will often form part of the entrance, and used as space to dump items for guests. So facilitate this by firstly leaving plenty of clear a space, with then some small touches...

• coat hangers
• shoe rack
• a stool or chair for people to put their shoes on
• door matt / rug
• Side table with guest book and maybe tourist leaflets

Other

• Book shelf - with books
• Cupboard with games
• Pictures/canvas for walls
• Stand out pieces - You will want your property to stand out in photos on sites such as AirBNB and booking.com. You could try and capture peoples attention with something really unique. Maybe an Antique side cabinet, maybe a purely decorative item such as a bronze diving helmet in the corner of a room or maybe something practical but rare such as a dinner gong, Be careful not to over do it though and make sure it fits the current theme or décor.
• Coasters 
• Place matts 
• Tumble Dryer - it will cost you to run but will allow you to charge more

Cleanliness Items

Make sure you provide a good range of cleaning products in a cupboard or under the sink...

• Hoover 
• Mop and Bucket
• Toilet Brush
• Dust Pan And Brush
• Broom
• Bins
• Iron and ironing board 
• Cleaning products such as fairy liquid, kitchen spray, bathroom spray, bleach, fabrik stain remover etc...