A furnished rental needs more than a standard lease. Without a furniture addendum, you're one broken couch away from a security deposit dispute with no documentation to back you up.

Here's what to include, how to document everything, and a checklist you can attach to your lease.

Why You Need a Separate Addendum

Your standard lease covers the unit. A furnished rental addendum covers everything inside it. Without one:

• You can't prove what furniture was there at move-in
• You can't charge for damage vs. normal wear and tear
• You have no written rules about how tenants should treat your furniture
• Security deposit deductions become he-said-she-said

The addendum is a separate document attached to the lease. Both parties sign it. It lists every item, its condition, and the rules for using it.

The Inventory List

This is the most important part. Every piece of furniture gets documented before the tenant moves in.

For each item, record:

• Item name and description (e.g., "Queen bed frame, dark walnut, IKEA Malm")
• Location in the unit (bedroom 1, living room, etc.)
• Current condition (new, good, fair, or note specific damage)
• Approximate replacement cost

Common items to include:

• Beds and bed frames
• Mattresses (note any stains or wear)
• Dressers, nightstands, desks
• Couch, chairs, coffee table, TV stand
• Dining table and chairs
• Kitchen items if provided (dishes, cookware, utensils)
• Appliances beyond standard (microwave, coffee maker, toaster)
• Window treatments (curtains, blinds)
• Lamps and light fixtures
• Rugs

Take photos of every item. Include timestamps. Store them with the signed addendum. Photos at move-in compared to photos at move-out are the strongest evidence you can have in a damage dispute.

Furniture Care Rules

Tenants don't always know what's expected. Spell it out.

Include these rules in your addendum:

• No removing furniture from the unit without written permission
• No rearranging heavy items in ways that could cause floor damage (dragging instead of lifting)
• Tenants are responsible for keeping furniture clean and reporting damage within 48 hours
• No pets on upholstered furniture (if your lease allows pets)
• No smoking indoors (smoke damage to furniture is expensive to remediate)
• Tenant pays for any damage beyond normal wear and tear at replacement cost

Normal Wear vs. Damage

This is where most disputes happen. Be specific in your addendum about what counts as each.

Normal wear and tear (not chargeable):

• Minor fading on fabric from sunlight
• Small scratches on wood furniture from daily use
• Mattress showing normal body impressions
• Slight loosening of chair legs over time

Damage (chargeable):

• Stains on upholstery, mattresses, or rugs
• Burns, tears, or rips in fabric
• Deep scratches, gouges, or water rings on wood
• Broken legs, drawers, or mechanisms
• Missing items
• Pet damage (scratching, chewing, urine)

Include this distinction in the addendum itself so there's no ambiguity at move-out.

Move-Out Inspection Process

Your addendum should describe exactly what happens when the tenant leaves.

1. Schedule a walkthrough. Do it with the tenant present when possible.
2. Compare each item to the move-in inventory. Check condition against the original photos and notes.
3. Document any damage. Take photos. Note which items are affected and estimated repair/replacement cost.
4. Provide a written summary. Give the tenant a copy of findings within the timeframe your state requires (usually 14-30 days).
5. Deduct from security deposit if applicable. Itemize each deduction with the corresponding inventory item and replacement cost.

Replacement Cost vs. Depreciation

You generally can't charge full replacement cost for a 5-year-old couch a tenant destroyed. Most states require you to account for depreciation.

A simple approach:

• Document the purchase price and date for each item
• Assume a useful life (furniture is typically 5-10 years)
• If an item is 3 years into a 7-year useful life, charge roughly 57% of replacement cost (4/7 remaining)

Include the purchase prices and dates in your inventory list. This makes depreciation calculations straightforward if you need them.

Addendum Checklist

Your furnished rental addendum should include all of these:

• Complete inventory list with item descriptions, conditions, and locations
• Photos attached or referenced (with dates)
• Replacement costs for each item
• Furniture care rules and tenant responsibilities
• Definition of normal wear vs. damage
• Move-out inspection process
• How damage deductions are calculated (depreciation method)
• Tenant and landlord signatures with date

Attach this as a separate signed document alongside the lease. Both parties keep a copy.