How to prepare an apartment for rent: repairs and furniture

What the law says

Under the Civil Code of Armenia, a landlord must hand over the dwelling to the tenant vacant and fit for living. That is the minimum: working plumbing, wiring and heating, and a front door that locks. Everything else is about how quickly and at what price you want to let the apartment.

Cosmetic repairs and interior finishing inside an apartment do not require a construction permit. Removing walls, moving the kitchen or changing the facade is another matter: these need approvals, and they are rarely worth it just for a rental.

Start with safety and utilities

Before buying new curtains, walk through the apartment with this list. These small things are exactly what turns into midnight calls from tenants and arguments about who caused a breakdown. If there is a gas boiler or water heater, keep the record of its last service and show it to the tenant.

• Wiring, sockets and breakers in the panel: nothing heats up or sparks, no twisted joints
• No leaks under the sink, around the toilet or at the washing machine connection
• Gas stove, water heater or boiler in working order — have a specialist inspect them
• Kitchen hood and ventilation in the kitchen and bathroom work
• Windows close tightly, handles and fittings are intact
• Front door lock: after previous occupants it is better to replace the cylinder

Finishes: neutral and practical

A rental does not need a designer renovation. It needs fresh, calm and hard-wearing finishes that are easy to touch up between tenants. Bright wallpaper and elaborate decor narrow your audience: some people will love it, but most want a blank canvas they can make their own. If your budget is tight, spend it on the kitchen and bathroom first: viewers look at them the longest, and old plumbing is noticed immediately.

• Walls — washable paint in light neutral shades: a scratch is easy to touch up
• Floors — laminate or tiles; carpets lose their look quickly
• Bathroom — clean grout, fresh sealant, a working mixer tap and drain
• Lighting — a ceiling light in every room plus a lamp by the bed
• Curtains or blinds — Yerevan’s summer sun hits the windows most of the day

Furniture and appliances

A furnished apartment suits people who come to Armenia for work or have just moved: they want to move in and start living. Unfurnished apartments also find tenants — usually long-term ones with their own furniture — but the pool is smaller. If in doubt, start with the basic set in the table: it is easier to add what a particular tenant needs than to remove what they don’t.

Inventory and photos before the first tenant

Once everything is ready, photograph every room and appliance, record the meter readings and draw up an inventory that notes the condition of each item. The inventory is attached to the lease and protects both sides when the deposit is settled at move-out. Good photos will also be useful for your listing.

How much rent to ask, how to photograph the apartment, how to check a tenant and how to sign a lease with a deposit are covered in the next steps of this guide. Taxes on rental income are in step 6.

Key points

• The law sets a minimum — a dwelling fit for living; the rest improves your chances of letting quickly
• Start with utilities: wiring, water, gas and the lock
• Keep finishes light, washable and simple
• Basic furniture and appliances widen the range of tenants
• Before move-in: photos, an inventory and meter readings