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# Furnished Rental Amenities That Increase Bookings

Not all amenities are created equal. Some drive bookings, some justify higher rates, and some are expected baseline requirements. Understanding which amenities matter—and which represent wasted investment—is critical for furnished rental operators seeking maximum return.

This guide breaks down amenities that actually increase bookings for furnished rentals, based on guest search patterns, booking data, and operational reality.

1. [Quick Summary](#quick-summary) 2. [The Amenity Hierarchy](#the-amenity-hierarchy) 3. [Must-Have Amenities](#must-have-amenities) 4. [Booking-Driving Amenities](#booking-driving-amenities) 5. [Rate-Premium Amenities](#rate-premium-amenities) 6. [Amenities by Guest Segment](#amenities-by-guest-segment) 7. [How This Affects Investors](#how-this-affects-investors) 8. [How This Affects Operators and Sellers](#how-this-affects-operators-and-sellers) 9. [Amenity Investment Checklist](#amenity-investment-checklist) 10. [Worked Example: Amenity ROI Calculation](#worked-example-amenity-roi-calculation) 11. [Common Mistakes to Avoid](#common-mistakes-to-avoid) 12. [FAQ](#faq)

Quick Summary

**WiFi, kitchen, and washer/dryer are non-negotiable**—guests filter for these; missing them eliminates you from search
**Hot tub and pool increase bookings 15-25%** in vacation markets but add maintenance complexity
**Pet-friendly policies boost bookings 10-20%** with minimal investment—just set clear rules and fees
**Workspace amenities matter** for corporate and remote worker segments—reliable WiFi and desk space
**Premium bedding and blackout curtains** drive reviews more than flashy amenities

The Amenity Hierarchy

Three Tiers of Amenities

**Tier 1: Table Stakes (Must Have)** Missing these = filtered out of searches

**Tier 2: Booking Drivers** These differentiate and drive booking decisions

**Tier 3: Premium Justifiers** These support higher rates but rarely determine booking choice

| Tier | Examples | Impact | |------|----------|--------| | Table Stakes | WiFi, kitchen, heating/AC, basic linens | Required to compete | | Booking Drivers | Pool, hot tub, washer/dryer, pet-friendly, parking | Drive booking decisions | | Premium Justifiers | High-end appliances, luxury linens, smart home | Support rate premiums |

Amenity ROI Framework

Evaluate amenity investments using:

``` Amenity ROI = (Additional Revenue - Annual Cost) / Initial Investment

Example: Hot Tub
Initial cost: $6,000
Annual maintenance: $1,200
Rate premium: $25/night
Additional occupancy: 20 nights/year
Additional revenue: ($25 × 200 nights) + (20 nights × $175) = $8,500
Annual ROI: ($8,500 - $1,200) / $6,000 = 122% ```

Must-Have Amenities

These are non-negotiable. Without them, you won't appear in filtered searches.

Connectivity

**High-Speed WiFi**
Minimum 100 Mbps for remote workers
Test and display actual speeds
Wired ethernet option for professionals
Backup solution for outages

**Television and Streaming**
Smart TV with streaming apps
Pre-logged into Netflix, Hulu, etc. (or guest-login ready)
Cable optional but decreasingly important

Climate Control

**Heating and Air Conditioning**
Central HVAC preferred
Window units acceptable but note in listing
Smart thermostat for remote monitoring
Comfortable year-round

Kitchen Essentials

**Full Kitchen**
Full-size refrigerator
Stove/oven (not just microwave)
Dishwasher (highly preferred)
Basic cookware, dishes, utensils
Coffee maker (essential)

**Kitchen Upgrades (high impact):**
Quality knife set
Instant Pot or slow cooker
Blender
Air fryer
Spice basics

Sleeping Comfort

**Quality Mattress**
Most impactful single investment
Medium-firm hotel-quality preferred
Replace every 5-7 years or when reviews mention

**Bedding Basics**
Minimum 300 thread count sheets
Mattress protector (required)
Pillows: 2 per person, different firmness options
Extra blankets accessible

Bathroom Essentials

**Standard Requirements:**
Fresh towels (2 per guest)
Hairdryer
Toiletries starter (soap, shampoo, conditioner)
Toilet paper (ample supply)
Trash can with lid

Booking-Driving Amenities

These amenities differentiate your listing and influence booking decisions.

Laundry

**In-Unit Washer/Dryer**
#1 searched amenity for stays over 3 nights
Required for mid-term and corporate bookings
In-building laundry acceptable but in-unit preferred
Provide detergent and dryer sheets

**Impact Data:**
30% of guests filter for washer/dryer
Listings with in-unit laundry book 25% faster
Essential for family and extended-stay travelers

Outdoor Amenities

**Pool Access**
15-25% booking increase in warm climates
Shared/community pool acceptable
Private pool commands 20-40% rate premium
Seasonal impact varies

**Hot Tub**
Strong booking driver in vacation markets
Commands $25-75/night premium
Maintenance: $100-200/month
Popular for romantic getaways, winter destinations

**Outdoor Space**
Patio, deck, balcony, or yard
Grill (gas preferred, maintain regularly)
Outdoor seating
String lights or ambiance elements

Pet-Friendly

**Allowing Pets**
10-20% increase in booking inquiries
Pet fee: $50-150 per stay or $25-50/pet/night
Clear rules in listing and house guide
Pet-specific supplies: bowls, waste bags, crate

**Considerations:**
Potential for damage (mitigated by fees)
Additional cleaning required
Some travelers specifically filter for pet-friendly
Limited competition (many hosts don't allow)

Parking

**Dedicated Parking**
Essential in urban markets
Garage or covered parking adds value
EV charging increasingly requested
Clear parking instructions prevent issues

Rate-Premium Amenities

These amenities justify higher rates but rarely determine booking choice.

Luxury Bedding

**Premium Upgrades:**
400+ thread count Egyptian cotton sheets
High-quality duvet and duvet cover
Pillow menu (soft, medium, firm)
Mattress topper

**Impact:** 4-8% rate premium, significantly impacts reviews

Smart Home Features

**Valuable Additions:**
Smart locks (keyless entry)
Smart thermostat
Smart TV
Voice assistant (optional, privacy concerns)

**Less Valuable:**
Smart lights (gimmicky)
Smart blinds (maintenance issues)
Excessive automation (confuses guests)

Premium Kitchen

**High-Impact Upgrades:**
Espresso machine (for urban/luxury markets)
Quality coffee (local roaster)
Wine glasses (proper stemware)
Quality cookware

Work-From-Anywhere Setup

**For Remote Workers/Corporate:**
Dedicated desk and ergonomic chair
Monitor (bonus)
Desk lamp with good lighting
Quiet workspace

Amenities by Guest Segment

Different guest types prioritize different amenities:

Families

| Priority | Amenity | Importance | |----------|---------|------------| | 1 | Multiple bedrooms | Essential | | 2 | Full kitchen | Essential | | 3 | Washer/dryer | Very High | | 4 | Yard or outdoor space | High | | 5 | Pack-n-play, high chair | High | | 6 | Games, streaming | Medium | | 7 | Baby-proofing available | Medium |

Couples (Romantic)

| Priority | Amenity | Importance | |----------|---------|------------| | 1 | Hot tub or tub | Very High | | 2 | Privacy | Essential | | 3 | King bed | High | | 4 | Quality linens | High | | 5 | Ambiance (fireplace, views) | High | | 6 | Wine glasses, coffee | Medium |

Business Travelers

| Priority | Amenity | Importance | |----------|---------|------------| | 1 | Fast, reliable WiFi | Essential | | 2 | Workspace | Essential | | 3 | Quiet environment | Very High | | 4 | Washer/dryer | High | | 5 | Coffee maker | High | | 6 | Proximity to work | Essential |

Travel Nurses/Corporate

| Priority | Amenity | Importance | |----------|---------|------------| | 1 | In-unit laundry | Essential | | 2 | Full kitchen | Essential | | 3 | Fast WiFi | Essential | | 4 | Parking | Very High | | 5 | Pet-friendly | High | | 6 | Quiet, comfortable | High |

How This Affects Investors

When evaluating properties for investment:

**Amenity Due Diligence:**
What amenities are currently offered?
What's missing vs. market expectations?
Cost to add missing must-haves?
What's the amenity competitive position?

**Value-Add Opportunities:**
Properties missing key amenities = upside potential
Calculate ROI on amenity additions
Hot tub, pet-friendly, laundry often highest ROI
Factor amenity costs into acquisition analysis

**Market-Specific Considerations:**
Beach market: Pool, outdoor space, beach gear
Mountain market: Hot tub, fireplace, ski storage
Urban market: Parking, workspace, transit access
Corporate market: Workspace, laundry, kitchen

A marketplace connecting sellers with investors can help identify properties with amenity advantages or value-add potential.

How This Affects Operators and Sellers

**Operational Considerations:**
Amenity maintenance costs and time
Guest experience with amenities
Review impact of amenity quality
Insurance implications (pool, hot tub)

**When Selling:**
Highlight high-value amenities
Document amenity-driven revenue
Transfer amenity guides and maintenance schedules
Premium amenities justify higher asking price

Amenity Investment Checklist

``` AMENITY INVESTMENT CHECKLIST

MUST-HAVES (Table Stakes) [ ] High-speed WiFi (100+ Mbps) [ ] Smart TV with streaming [ ] Central heating and AC [ ] Full kitchen with appliances [ ] Quality mattress (less than 5 years old) [ ] Fresh, quality linens [ ] Coffee maker [ ] Hairdryer [ ] Basic toiletries

BOOKING DRIVERS [ ] In-unit washer/dryer [ ] Pet-friendly policy [ ] Dedicated parking [ ] Outdoor space with seating [ ] Pool access (if market appropriate) [ ] Hot tub (if market appropriate) [ ] Grill

RATE PREMIUMS [ ] Premium bedding (400+ TC) [ ] Smart lock (keyless entry) [ ] Workspace (desk and chair) [ ] Quality kitchen items [ ] Espresso machine (luxury markets)

GUEST SEGMENT SPECIFIC [ ] Family: Pack-n-play, high chair, games [ ] Couples: Robes, wine glasses, ambiance [ ] Business: Monitor, office supplies [ ] Pets: Bowls, crate, waste bags

MAINTENANCE [ ] Amenity inspection schedule [ ] Replacement budget allocated [ ] Guest instructions clear [ ] Backup plans for failures ```

Worked Example: Amenity ROI Calculation

Assumptions - 3BR vacation rental in Smoky Mountains - Current occupancy: 65% - Current rate: $250/night - Evaluating amenity investments

Investment Options Analyzed

**Option 1: Hot Tub** ``` Initial cost: $7,000 Annual maintenance: $1,500 Installation: $1,500

Rate premium: $40/night Additional bookings: 25 nights/year Current booked nights: 237

New revenue:
Rate premium: $40 × 237 = $9,480
Additional nights: 25 × $290 = $7,250
Total new revenue: $16,730

Net annual: $16,730 - $1,500 = $15,230 Year 1 ROI: ($15,230 - $8,500) / $8,500 = 79% Year 2+ ROI: $15,230 / $8,500 = 179% ```

**Option 2: Game Room (Arcade, Pool Table)** ``` Initial cost: $4,000 Annual maintenance: $200

Rate premium: $20/night Additional bookings: 15 nights/year

New revenue:
Rate premium: $20 × 237 = $4,740
Additional nights: 15 × $270 = $4,050
Total new revenue: $8,790

Net annual: $8,790 - $200 = $8,590 Year 1 ROI: ($8,590 - $4,000) / $4,000 = 115% ```

**Option 3: Premium Bedding Upgrade** ``` Initial cost: $2,000 (3 beds) Replacement: $600/year

Rate premium: $15/night Review improvement: Expected

New revenue:
Rate premium: $15 × 237 = $3,555
Indirect (better reviews): ~$1,000

Net annual: $4,555 - $600 = $3,955 Year 1 ROI: ($3,955 - $2,000) / $2,000 = 98% ```

Recommendation Prioritize: Hot Tub → Game Room → Premium Bedding All show positive ROI; hot tub has highest absolute return.

Common Mistakes to Avoid

1. **Overinvesting in low-impact amenities:** Smart lights and excessive tech don't drive bookings—basics done well do.

2. **Ignoring maintenance requirements:** Hot tubs, pools, and grills need regular attention or become liabilities.

3. **Missing table stakes:** Fancy amenities can't compensate for slow WiFi or uncomfortable beds.

4. **Not photographing amenities:** If guests can't see it, it doesn't exist. Professional photos of key amenities.

5. **Quantity over quality:** Ten mediocre amenities < Five excellent ones. Guests remember quality.

6. **Ignoring guest segment:** Business traveler doesn't care about your hot tub. Know your target guest.

7. **Poor amenity instructions:** Confused guests leave bad reviews. Clear guides for all amenities.

FAQ

What's the single most important amenity to invest in?

A quality mattress. Nothing impacts reviews more than sleep quality. Invest in hotel-quality mattresses and replace them every 5-7 years. This single investment generates more positive reviews than any other.

Should I allow pets?

In most markets, yes. Pet-friendly properties see 10-20% more inquiries. Charge a pet fee ($50-150) and require cleaning. The additional revenue typically exceeds any additional cleaning or damage costs.

Is a hot tub worth it?

In vacation and mountain markets, absolutely—often 80%+ ROI. In urban markets, less impact. Consider maintenance requirements (1-2 hours/week, $100-200/month) before installing.

What WiFi speed do I need?

Minimum 100 Mbps for remote workers. Test actual speeds and display in listing. For properties targeting business travelers, higher is better. A reliable connection matters more than raw speed.

Should I include streaming services?

Yes. Pre-log into Netflix, Hulu, Prime Video, or provide guest login instructions. The cost is minimal ($15-45/month) and guests expect it. Smart TV functionality is table stakes.

How do I decide which amenities to add?

Research competitor listings in your market. Identify what top performers have that you lack. Calculate ROI on potential additions. Prioritize amenities that your target guest segment values most.

What amenities do corporate travelers care about most?

Fast, reliable WiFi, dedicated workspace, washer/dryer, full kitchen, and quiet environment. Hot tubs and pools are nice-to-have but not decisive for this segment.

How often should I upgrade amenities?

Mattresses every 5-7 years, linens every 2-3 years (or when quality degrades), electronics every 3-5 years. Build an amenity replacement budget into your operating costs.

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*Looking for investment-ready properties with proven amenity packages? Browse listings on a marketplace connecting sellers with serious investors.*

**Internal Links:**
[How to Furnish a Rental on a Budget](/blog/furnish-rental-on-budget)
[How to Reduce Vacancy in Furnished Rentals](/blog/reduce-vacancy-furnished-rentals)
[Pricing Furnished Rentals for Maximum Profit](/blog/pricing-furnished-rentals-maximum-profit)
[How to Optimize Listings for More Leads](/blog/optimize-listings-more-leads)

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*Consult a professional for your specific situation.*

Furnished Rental Amenities That Increase Bookings

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