Luxury Residential Resorts

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Luxury Residential Resorts Furniture Process

Luxury Residential Resorts by Rentyl Resorts has established minimum standards for home furnishings. These standards have been established in order to maintain the quality and integrity of the homes within the community.

If you are planning to enter into a rental agreement with one of the approved rental management companies, you will need to gain pre-approval for your furniture package.

encore 7 bedroom westside kitchen 2
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1. Choose pre-approved package or outside design company

Option 1: Select a pre-approved package (no fee required).

If you wish to choose a pre-approved package, please contact us at [email protected]. By choosing a pre-approved package, you will not need to proceed with the remainder of this process. Your home will simply require a walkthrough once the home is furnished. LRR will work to ensure this walkthrough is performed. The intention of this walkthrough is to confirm that the furniture inside of the home matches the selected package.

LRR will do an annual inspection walkthrough of each home to verify the quality of furniture within the homes and produce a report. If recommendations are made to replace or enhance furniture at that point, the homeowner will have 30 days to rectify this or be placed on a rental hold.

Option 2: Work with an outside design company to furnish your home.

Your furniture package will need to be submitted and reviewed to ensure all furnishings meet minimum specifications. Please have your designer proceed to Step 2 to begin this process.

2. Download furniture specifications

The furniture pieces you and your designer select will need to meet the following minimum standards.

  • Frame Construction – Kiln dried layered hardwood, reinforced plywood, and veneers. Doweled with locking joints in corners and frame support, screwed and power-stapled. Uni-body frame construction.
  • Seating System – No-sag sinuous coils or webbing seating system. Additional support on edges to reinforce seating surface. Clips can be metal, or plastic/Teflon coated to prevent movement. 8-way hand-tied is acceptable.
  • Seat Cushions (Seat Core) – 1.8 pounds per cubic foot high density seat cushions or greater. Core Foam should be wrapped with plush non-allergic fiber band, Dacron, or soft foam band. Backing should be polyester fiberfill enclosed in fiber/cotton/down ticking. Down cushion material accepted only if wrapped in down-proof ticking that is channeled.
  • Fabric – Leather, performance fabrics & microfibers are recommended. Fabrics must be a minimum of 15,000 double rubs. Fabrics must be “W” or “SW” designation. Fabrics with “S” or “X” designation are strictly prohibited.
  • Wood Materials – Kiln-dried solids, kiln-dried layered hardwood, reinforced plywood, and veneers. Corner and wood blocked. Wood species must be of the highest quality and grade. Particle board, pressboard, flakeboard, are not permitted. Engineered wood (Furniture Quality MDF) is acceptable only as a substrate.
  • Drawer Construction – Drawer boxes must have English or French dovetailed, lap, mortise & tenon, or dado joinery. Stained, finished, and sealed interiors that are “lingerie friendly.” Drawers can include dust panels.
  • Drawer Glide System – Side mounted roller glides, ball bearing full extension, or center wood on wood glides. No particle board to be used on center glide system.
  • Hardware – Heavy duty metals for durability.
  • Glass Tops (Please check with your rental manager to ensure there are no additional requirements) – All wood or veneer night stands, end tables, and coffee tables must be covered with a ¼ thick tempered glass. Glass must have rounded corners and polished edges for safety. Note clear rubber pads are to be placed between glass and surfaces.
    • Upholstered tables do not require glass for safety reasons.
  • No tables on casters.
  • Dressers are required in all bedrooms. Closet built-ins are acceptable with prior approval.
  • Wood & Table Materials — Kiln-dried solids, kiln-dried layered hardwood and veneers. Corner and wood blocked. Wood species must be of the highest quality and grade. Particle board, pressboard, flakeboard, are not permitted. Engineered wood (Furniture Quality MDF) is acceptable only as a substrate.
  • Chair / Barstool Construction — Chairs should have stretcher with corner blocking. Barstools preferred to have legs instead of a pedestal base for strength. Plastic or acrylic chairs are not acceptable.
  • Chair / Barstool Seating System — It can be wood or upholstered seating.
  • Cover / Fabric — Recommend vinyl, leather or upholstery fabric weight. Fabric must be a performance fabric. No 100% cotton fabric.
  • Seating Requirement Minimum:
    • 4–5 bedrooms: 10 seats
    • 6–9 bedrooms: 12 seats
    • 10–13 bedrooms: 14 seats
  • Frame must be PVC or aluminum.
  • Wicker must be polyethylene, high density polyethylene, PVC, or nylon. Natural rattan (Cane or round reed) is not permitted.
  • Natural teak wood is acceptable.
  • Table & Chairs:
    • 4–6 bedrooms: Minimum of 4
    • 8+ bedrooms: Minimum of 6
  • Lounge Chairs:
    • 4–8 bedrooms: Minimum of 2
    • 10+ bedrooms: Minimum of 2, but 4 preferred
  • Must be powder coated to prevent rust.
  • Mattress — King and Queen innerspring mattresses should have pocketed coil technology. Minimum coil count over 1000 for king mattresses and 800 coil count for queen mattresses. Pillow top innerspring is preferred for king and queen beds. Equal or higher quality all-foam mattresses, such as Tempur-pedic or iComfort, are acceptable. Stain protector on all mattresses. Mattress, wooden/steel box spring, or foundation required. Platform beds may not require a box spring. Trundle beds with prior approval.
  • Pillows — Pillows should be a minimum of 29 ounces. King and Queen sized beds need a minimum of 4 pillows.
  • Headboard — Can be wood, synthetic fabric, bonded leather or leather. Fabric must be vinyl, polyester, or polyester blended performance fabric.
  • Bedding — Sheets must have a minimum thread count of 250. Minimum 60% cotton. Recommended bedding includes a fitted mattress sheet, flat sheet and duvet with duvet cover. Color for shams, bolsters and decorative pillows are also recommended.
  • Coverings — Breathable and waterproof mattress protectors are required on all mattresses. Pillow protectors are required on all pillows. Bed Bug encasements are required for all mattresses but not box springs.
  • All reachable windows must have 2-inch faux wood blinds with wood valance and curtains.
  • All bedroom windows require lined drapery panels and must offer full coverage over windows in bedrooms. Blackouts are acceptable.
  • Living room sliding glass doors should have full coverage privacy. If using drapery only, the drapery should be lined.  Vertical blinds also acceptable for living room sliding glass doors with decorative drapery panels.  Blinds or drapery must also be set with a minimum clearance of 1 inch off of the floor and maximum of 2 inches.
  • Decorative panels with blinds are acceptable in all other rooms.
  • Plantation shutters are acceptable with prior approval.
  • Cornices with drapery panels are acceptable with prior approval.
  • Bathroom windows must have blinds.
  • Roller shades and honeycomb blinds are not acceptable in windows.
  • Televisions — Televisions must be wall mounted (in a professional manner) and should be wireless Smart LED televisions with a minimum resolution of 1080p. Must have a 55-inch or larger smart television in the living room, as well as the media room if applicable, and 40-inch smart televisions in all bedrooms. All set top boxes from CenturyLink are wireless and must be included in all bedrooms and living areas. Owner should sign off on location of televisions.
  • Wall Art — All rooms should have at least one piece of quality art.
  • Placement Requirements — Furniture must be placed to ensure that 36-inch clear mobility space is provided from beds to exit pathways and from bathrooms to exit pathways. Furniture cannot block the egress windows in any rooms.
  • Themed Rooms — Themed rooms are acceptable with prior approval.
  • Media and Game Rooms — Media room and game rooms should have same furniture requirements as outlined above.
  • Garage Game Rooms — Garages may be utilized for game rooms. Garage game rooms require ARC approval from HOA and must be approved prior to installation. Please reach out directly to attain the garage game room application.
  • General
    • In addition to the above specifications, where the furniture is being purchased should also be included.
    • These furniture specifications may be revised at any time without notice by Encore.
    • Encore and RWRS are not liable for the upkeep or durability of furniture within any home.
    • Maximum 2 beds per bedroom.

Consult with your Rental Manager on brands of housewares. There are very specific brands for certain items. Quantities of 125% of occupancy are required for flatware, glassware, and any other kitchen smallwares.

List of Housewares

  • 7 Piece Stainless Steel Cookware Set
  • 10” Nonstick Black Fry Pan
  • 2 Qt. Casserole Dish with Lid
  • 2 Qt. Baking Dish
  • 3 Qt. Baking Dish Teaspoons
  • Bouillon Spoons
  • Dinner Forks
  • Salad Forks
  • Dinner Knifes
  • Serving Spoon
  • Banquet Forks Mugs
  • Cereal Bowl Large Dinner Plate
  • Iced Tea Glass 16oz
  • Rock Glasses 10.5oz
  • Wine Glasses Coffeemaker with Auto Shutoff
  • 4 Slice Toaster Can Opener
  • Blender 5 Speed
  • Mixer
  • 15 Piece Knife Block Set Long Slotted Nylon Turner
  • Basting Spoon (2)
  • Slotted Nylon Spoon Nylon Fork Soup Ladle (2)
  • Whisk Winged Corkscrew
  • Stainless Steel Electric Kettle
  • Cookie Sheet
  • Pizza Pan Plastic Measuring Spoon Set
  • Plastic Measuring Cup Set
  • Cutting Board 8×13
  • Cutting Board 17.5×11
  • Chrome Paper Towel Holder (2)
  • 8 Piece Covered Bowl Set
  • 5 Qt. Mixing Bowl
  • Plastic Colander 2 Qt. Pitcher
  • 11” Serving Bowl and Salad Thongs
  • 4 Piece Container Set with Lids
  • 11 Gallon Wastebasket (2)
  • 5 Gallon Wastebasket
  • Iron with Automatic Shutoff
  • Ironing Board
  • Vacuum
  • Coaster Set
  • Broom and Dustpan
  • Alarm Clock and Wastebasket (each bedroom)
  • Soap dish, Wastebasket and Hairdryer (each bathroom)
  • Outdoor Grill Utensils
  • Plastic Bowls
  • Anti-Theft Rings and Hangers with Ball Top H (all closets)

* Additions and modifications to the home need to have proper documentation and code approval.

Proceed to Step 3 to begin your package submittal.

3. Work with your designer to complete package submittal

Complete the following package submittal form.

* Please do not submit partially completed package.

We will review your submittal within 5 to 7 business days and contact you when your package is approved. If your package does not meet minimum standards, our professional furniture reviewer will provide you with guidance on which items require adjustments.

Once your package has been pre-approved and your home has been furnished, LRR will work with your approved rental management company to perform the final walkthrough. The intention of this walkthrough is to confirm that the furniture inside of the home matches the package submitted.

LRR will do an annual inspection walkthrough of each home to verify the quality of furniture within the homes and produce a report. If recommendations are made to replace or enhance furniture at that point, the homeowner will have 30 days to rectify this or be placed on a rental hold.