Choosing Mattresses for Rentals and HMOs: A Landlord’s Guide
The mattress is the item tenants notice most and the one landlords replace most often. Choosing the right type for the let saves money and complaints.
Mattress types
| Type | Good for | Notes |
|---|---|---|
| Open coil | Budget lets, short stays | Light and affordable, but wears faster. |
| Pocket sprung | Professional lets, longer tenancies | Springs move independently. More comfort and lasts longer. |
| Foam / memory foam | Studios and smaller rooms | No springs. Often rolled for easy delivery. |
| Orthopaedic | Tenants who prefer firm support | A firmer feel. Popular with sharers. |
| Waterproof / wipe-clean | HMOs and student houses | A hygienic surface that’s easy to clean between tenants. |
The fire label is non-negotiable
Every mattress you supply must meet the fire safety rules. Look for the BS 7177 label. Never re-let a mattress whose label has been removed. Read our furniture fire safety guide for more.
UK sizes
- Single: 90 × 190 cm
- Small double: 120 × 190 cm
- Double: 135 × 190 cm
- King: 150 × 200 cm
Always match the mattress to the bed frame. A mattress that’s too small slides around, and one that’s too big wears unevenly.
Make them last
- Fit a waterproof mattress protector from day one.
- Check mattresses at every changeover for sagging, stains or tears.
- Replace straight away after any hygiene problem, such as bed bugs, flooding or heavy staining.
When to replace
Replace a mattress when it sags, has visible dips or springs you can feel, can’t be cleaned, or the fire label is missing. A tired mattress is one of the commonest reasons for tenant complaints.
Browse our mattress range, or read our earlier post “Is your mattress making you ill?”.
Need a rental furnished quickly? uBee supplies landlord furniture packages across Cardiff and South Wales, delivered and assembled on site. See our landlord packages or call 029 2294 0071.