Last updated 2026-07-25
TL;DR
Landlords must keep any appliance that came with the rental in working order under the implied warranty of habitability, but the law rarely names specific appliances. Heating is almost always required by state or local code. Stoves, refrigerators, washers, and dryers are only required if you provided them as part of the tenancy, and your lease terms control most of the details.
What appliances is a landlord required to maintain by law?
There's no federal list that says "landlords must fix refrigerators" or "stoves are mandatory." Instead, almost every state has some version of the implied warranty of habitability, a legal doctrine that requires rental housing to be fit to live in. Courts and state statutes generally interpret that to mean: if you (the landlord) supplied an appliance as part of the rental, you have to keep it working. If you didn't supply it, you generally don't owe a duty to fix it. Heating is the one appliance-adjacent system that shows up in almost every state and local code by name. Many building codes require a functioning heat source capable of hitting a minimum indoor temperature, often 68°F during the day, sometimes lower at night, though exact numbers vary by city [1]. Refrigerators, stoves, ovens, dishwashers, washers, and dryers are usually treated as "included amenities" rather than legally mandated items, unless your city's housing code specifically lists them (some do, particularly for stoves and refrigerators in multi-unit buildings). So the honest answer is: check your lease first, then check your state landlord-tenant statute, then check your city's rental housing or municipal code. A landlord in Chicago maintaining a rental with a gas stove has different obligations than a landlord in a small town in Texas with no local housing code at all. For multi-unit buildings in mandatory rental-licensing cities, an inspector may also check that a range and refrigerator are present and functional as part of the certificate of occupancy or license renewal, separate from habitability law. That's a licensing requirement, not a warranty-of-habitability requirement, and the two can overlap without being the same thing.
What is the implied warranty of habitability, and does it cover appliances?
The implied warranty of habitability is a legal doctrine, first recognized in modern form by courts in the 1970s (notably the D.C. Circuit's decision in Javins v. First National Realty Corp., 428 F.2d 1071 (D.C. Cir. 1970)), holding that residential leases carry an unspoken promise that the unit is livable and will stay that way [2]. States have since codified versions of this into their landlord-tenant statutes. Most habitability statutes require landlords to maintain plumbing, electrical systems, heating, hot water, structural elements (roof, walls, floors), and working smoke and carbon monoxide detectors. Appliances like stoves and refrigerators usually get pulled into habitability coverage only when the lease provided them, because at that point they become part of "the premises as rented," and a broken fridge in July can rise to the level of an uninhabitable condition depending on your state's case law. California's Civil Code Section 1941.1 lists specific habitability requirements, including "heating facilities that conformed with applicable law at the time of installation," but doesn't require a refrigerator or stove unless one was provided [3]. New York's Real Property Law Section 235-b creates a broader warranty of habitability but again doesn't name specific appliances beyond what's typically read into it by housing courts [4]. The practical rule: if it was in the unit when the tenant moved in and it's in the lease as included, you have to fix it within a reasonable time (courts often look at anywhere from 24 hours for no-heat emergencies to 30 days for minor repairs, though "reasonable" is fact-specific).
Which appliances are landlords actually required to provide and fix?
| Heating system | Yes, almost always | Most states and many cities set a minimum indoor temperature requirement [1] | |
|---|---|---|---|
| Hot water heater | Yes, usually | Considered part of basic habitability in most states | |
| Stove/oven | Only if provided | Some cities require a working stove in every unit regardless of lease terms | |
| Refrigerator | Only if provided | Same as stove; some city housing codes mandate one per unit | |
| Washer/dryer | Rarely required | Almost always treated as an amenity, not a legal requirement | |
| Dishwasher | Almost never required | Pure amenity in nearly every jurisdiction | |
| Air conditioning | Rarely required | A growing number of cities (parts of Arizona, for instance) are adding heat-related requirements after extreme heat deaths, but this is still uncommon nationally [5] | |
| Smoke/CO detectors | Yes, required everywhere | Not an "appliance" in the traditional sense but universally mandated by state fire code | A few cities go further. Some municipal codes explicitly require a functioning cooking appliance and refrigerator as a condition of occupancy, separate from what's in the lease. Check your local rental housing code, more than your state statute, because city rules are frequently stricter. |
Here's a rough breakdown of how most state and local laws treat common rental appliances. This isn't universal, so confirm with your state statute and your city's rental licensing office. | Appliance/system | Typically required by law? | Notes |
Does a landlord have to fix a broken appliance if it wasn't in the lease?
Generally, no. If a stove or refrigerator wasn't part of the original rental agreement, and the tenant brought their own, the landlord typically has zero legal obligation to repair it. The exception is if a landlord voluntarily agrees to provide or maintain an appliance later (say, they drop off a spare fridge as a favor), which can sometimes create a new implied obligation depending on how it's documented. The flip side matters too: if an appliance was included when the tenant moved in and is listed on a move-in inspection sheet or in the lease, most states treat that appliance as part of "the premises," meaning normal wear-and-tear repairs fall on the landlord, not the tenant. This is a common point of dispute in security deposit fights: tenants sometimes get charged for appliance issues that were actually the landlord's repair responsibility. Document what you provide. A simple appliance inventory attached to the lease (make, approximate age, condition at move-in) saves arguments later and gives you a paper trail if a tenant claims you never provided a working dishwasher in the first place.
How to become a landlord
Becoming a landlord legally usually means three things: getting the property itself compliant, getting yourself registered where required, and understanding your ongoing maintenance duties. There's no license exam most places (a handful of cities require landlord training, but it's not universal), but there is paperwork. First, check whether your city or county requires a rental license or registration. Many mandatory rental-licensing cities require landlords to register a rental within 30 days of the tenancy starting, pay an annual or biennial fee (commonly in the range of confirm with your city rental licensing office), and pass a habitability inspection before or shortly after the first tenant moves in. Second, understand your state's landlord-tenant act. Every state has one, covering security deposit limits and return timelines, notice requirements, habitability duties, and eviction procedure. Read it before you sign your first lease, not after your first problem tenant. Third, get your insurance and business structure sorted. Many landlords carry a landlord (dwelling) insurance policy rather than a standard homeowner's policy, and some form an LLC for liability separation, though that's a decision worth running past an accountant or attorney rather than a blog post. If you're prepping a unit for a licensing inspection specifically, a structured checklist helps more than general advice. The rental packet builder walks through the common inspection categories cities check (smoke detectors, egress windows, GFCI outlets, water heater relief valves) so you're not guessing what an inspector will flag.
What is landlording, and what is a landlord?
A landlord is the owner (or authorized agent of the owner) of real property who rents it to a tenant in exchange for payment, under a lease or rental agreement. "Landlording" is the informal term for the day-to-day work of managing that relationship: collecting rent, handling repairs, communicating with tenants, staying current on local ordinances, and managing turnover between tenants. Legally, a landlord's core obligations across nearly all states include: providing a habitable unit, making requested repairs within a reasonable time, giving proper notice before entry, returning security deposits according to statutory timelines and deduction rules, and following state-specific eviction procedures rather than self-help remedies like changing locks or shutting off utilities. Many people become landlords accidentally, inheriting a property, renting out a starter home after moving, or converting a basement unit, without ever formally studying landlord-tenant law. That's fine as a starting point, but it's worth reading your state statute directly rather than relying only on general advice, since deposit limits, notice periods, and habitability rules vary meaningfully state to state.
Who is responsible for a rental property walk-through inspection in California?
In California, the landlord is responsible for initiating the move-out walk-through inspection, but the tenant has the right to be present. California Civil Code Section 1950.5 requires landlords, upon the tenant's request, to conduct an initial inspection before the tenant moves out, giving the tenant a chance to fix any deficiencies before final deposit deductions are made [6]. The statute requires the landlord to give at least 48 hours' written notice of the date and time of the initial inspection, unless the tenant waives that notice. After the inspection, the landlord must provide an itemized statement of any repairs or cleaning that would justify a deposit deduction, giving the tenant a chance to address those items before moving out [6]. For move-in walk-throughs, California doesn't mandate a joint inspection the same way, but it's the standard practice landlords use to protect themselves against later disputes, and many local rental ordinances (San Francisco and Los Angeles both have additional local rules) layer on their own requirements. Whoever manages the property, whether that's the owner directly or a property management company acting as their agent, is the one legally on the hook for following this process correctly.
What rights do tenants have without a lease?
A tenant without a written lease still has rights. Verbal or month-to-month tenancies are legally recognized in every state, and the tenant is entitled to the same basic protections as someone with a signed lease: a habitable unit, proper notice before entry, proper notice before the tenancy is ended, and protection from illegal lockouts or utility shutoffs. Without a written lease, the tenancy typically defaults to whatever your state's statute presumes for an unwritten rental agreement, usually a month-to-month tenancy paid on whatever cycle rent has actually been paid (monthly is standard). Termination then requires whatever notice period your state sets for month-to-month tenancies, commonly 30 days, though some states require 60 days for longer tenancies, and local rent control ordinances can extend that further. The absence of a written lease also means disputes get harder to resolve, since there's no document spelling out who's responsible for which appliance, what the rent amount is, or what the move-in condition was. Tenants and landlords both benefit from putting terms in writing even for informal arrangements between friends or family.
How to be a landlord (day-to-day responsibilities)
Being a landlord day-to-day comes down to a handful of recurring duties: collecting rent on schedule, responding to maintenance requests promptly, keeping the unit compliant with local housing code, handling tenant communication professionally, and staying on top of any rental license or registration renewal deadlines your city sets. Most habitability statutes require landlords to make repairs within a "reasonable time" after notice, though several states define specific windows for emergencies. For example, many state and local codes treat loss of heat or hot water as an emergency requiring same-day or next-day response, while non-emergency repairs (a slow drain, a cosmetic issue) get a longer window, often 14 to 30 days depending on the jurisdiction. Good landlording also means keeping records: repair requests and your response dates, rent payment history, move-in and move-out inspection reports, and copies of any notices you've served. If a dispute ever ends up in housing court, the landlord with a paper trail wins more often than the one relying on memory.
Why do landlords require renters insurance?
Landlords require renters insurance mainly to shift liability and financial risk away from themselves. If a tenant's negligence causes a fire, a flood from an overflowing tub, or another tenant gets injured in the unit, renters insurance (specifically the liability portion) covers those costs instead of the landlord's own policy or personal assets absorbing the claim. Renters insurance also covers the tenant's personal property, which matters because a landlord's own dwelling policy almost never covers a tenant's belongings. Without renters insurance, a tenant who loses everything in a fire may look to sue the landlord for damages, even when the landlord did nothing wrong, simply because the landlord is the only party with insurance in the picture. Many states allow landlords to require renters insurance as a lease condition, and some cities with rental licensing programs are starting to reference it in model lease language, though requiring it is a landlord/lease decision rather than a universal legal mandate. Typical minimum liability coverage landlords request runs somewhere around $100,000, though this varies widely by landlord and property type, so treat any specific number as a starting point to negotiate, not a legal floor.
How much notice does a landlord have to give before entering or ending a tenancy?
Notice requirements split into two very different categories: notice to enter the unit, and notice to end the tenancy. Both vary significantly by state. For entry, many states require at least 24 hours' written or verbal notice before a landlord can enter for non-emergency reasons like repairs or inspections. California, for instance, presumes 24 hours is reasonable notice under Civil Code Section 1954, though it's a rebuttable presumption rather than an absolute rule [7]. Emergencies (fire, flooding, a gas leak) don't require advance notice in any state. For ending a month-to-month tenancy, most states require 30 days' written notice, though some (including parts of California for tenants who've lived somewhere a year or more) require 60 days [8]. Fixed-term leases generally end on their own without notice unless the lease specifies otherwise, though some states still require a notice of non-renewal. Because these numbers are state-specific and change through legislation fairly often, always confirm the current number in your specific state's landlord-tenant statute rather than relying on general rules of thumb.
What can a landlord look at during an inspection?
During a routine or licensing inspection, a landlord (or a city inspector, if it's a licensing compliance check) can generally look at anything related to the condition and safety of the unit: smoke and carbon monoxide detectors, electrical outlets and panels, plumbing fixtures and water heaters, heating systems, window locks and screens, and any appliances the landlord provided. What a landlord (as opposed to a city inspector) typically cannot do is search through a tenant's personal belongings, closets, or private papers under the guise of a maintenance inspection. The inspection has to relate to the stated purpose (checking for repairs needed, verifying smoke detectors, confirming no lease violations like unauthorized pets) rather than being a pretext for a general search. For city-run rental licensing inspections specifically, inspectors are usually checking against a fixed list tied to the local housing code: functioning smoke/CO detectors, secure handrails, no exposed wiring, working locks on doors and windows, adequate egress from bedrooms, and no obvious pest or moisture problems. If you're prepping for one of these, the rental packet builder organizes the common checklist items by category so you can walk through the unit before the inspector does, rather than finding out about a missing GFCI outlet on inspection day.
What can't a landlord do in Ohio?
Ohio's landlord-tenant law (Ohio Revised Code Chapter 5321) prohibits several specific landlord actions. A landlord cannot shut off utilities, change the locks, or remove a tenant's belongings to force them out; this is commonly called a "self-help eviction" and it's illegal in Ohio as it is in nearly every state [9]. Evictions have to go through the court system (a forcible entry and detainer action). Ohio landlords also cannot retaliate against a tenant for exercising legal rights, such as reporting a housing code violation to a health or building department or joining a tenant organization; Ohio Revised Code 5321.02 specifically bars retaliatory conduct like raising rent or terminating a tenancy in response to a legally protected complaint . Ohio law also requires landlords to maintain the unit in compliance with health and safety codes, keep common areas safe, maintain electrical, plumbing, and heating systems in good working order, and provide running water and reasonable heat, per ORC 5321.04 . A landlord who fails to do so can face a tenant remedy under ORC 5321.07, including in some cases the tenant's right to make the repair and deduct the cost from rent, subject to statutory limits and notice procedures. These Ohio-specific duties are a good real-world example of how habitability law actually gets written: heating, plumbing, and electrical systems named specifically, appliances left mostly to the lease terms.
How does appliance maintenance duty interact with rental licensing inspections?
Habitability law and rental licensing inspections are related but legally distinct. Habitability law (your state's implied warranty) determines what you owe your tenant under the lease. Rental licensing inspections determine whether your city will issue or renew your rental certificate, and they check against the local municipal or housing code, which can be stricter or more specific than state habitability law. A city inspector might require a functioning smoke detector in every bedroom, a certain number of accessible electrical outlets per room, or a specific type of window lock, none of which show up in your state's general habitability statute. Some cities do specifically require a working stove and refrigerator be present in every unit regardless of what's in the lease, as a licensing condition, even though that same requirement might not exist as a habitability matter in a neighboring city with no licensing program at all. Because licensing rules genuinely differ block to block in some metro areas (a city and its neighboring suburb can have completely different inspection checklists), the only reliable step is confirming with your specific city rental licensing office before your inspection date. If you manage rentals in more than one city, don't assume the checklist from one transfers to the other.
Frequently asked questions
Is a landlord required to fix a broken refrigerator?
Only if the refrigerator came with the unit as part of the lease. If the tenant brought their own fridge, the landlord generally has no legal duty to fix it. Some city rental licensing codes require a working refrigerator in every unit regardless, so check your local housing code.
Does a landlord have to provide air conditioning?
In most states, no. Air conditioning is typically treated as an amenity, not a habitability requirement. A small but growing number of cities, particularly in extreme-heat regions, are starting to add cooling requirements, so confirm with your city rental licensing office if you're in a hot climate.
How to become a landlord legally?
Check whether your city requires rental registration or licensing, review your state's landlord-tenant statute for habitability and deposit rules, get landlord insurance, and prepare the unit to pass any required safety inspection before your first tenant moves in.
Who is responsible for a rental property walk-through inspection in California?
The landlord must conduct the move-out walk-through if the tenant requests one, per California Civil Code Section 1950.5, giving at least 48 hours' notice and an itemized list of deductions the tenant can still fix before moving out.
What is landlording?
Landlording is the ongoing work of managing a rental property: collecting rent, handling repairs, following habitability and notice laws, and staying compliant with any city rental registration or licensing rules that apply to the property.
What rights do tenants have without a lease?
Tenants without a written lease still get habitability protections, notice-before-entry rights, and protection against illegal lockouts. The tenancy usually defaults to month-to-month, requiring standard state notice (often 30 days) to end it.
Why do landlords require renters insurance?
Renters insurance shifts liability for tenant-caused damage and covers the tenant's belongings, which a landlord's own dwelling policy doesn't cover. It reduces the landlord's exposure if a tenant's negligence causes a fire or other loss.
How much notice does a landlord have to give before entering the unit?
Most states set 24 hours as reasonable notice for non-emergency entry, though the exact rule and any exceptions vary by state. Emergencies never require advance notice. Always confirm your specific state's notice statute.
What can a landlord look at during an inspection?
A landlord can inspect the condition of the unit and any appliances or systems they provided, including smoke detectors, plumbing, and electrical systems. They generally cannot search personal belongings unrelated to the stated purpose of the inspection.
What can't a landlord do in Ohio?
Ohio landlords cannot shut off utilities, change locks, or remove belongings to force a tenant out (self-help eviction is illegal), and cannot retaliate against a tenant for reporting code violations, under Ohio Revised Code Chapter 5321.
Is a landlord required to maintain a washer and dryer?
Almost never, unless it was provided as part of the lease and specifically listed as an included appliance. Washers and dryers are treated as amenities in nearly every state's habitability law.
What happens if a landlord doesn't fix a required appliance?
Depending on the state, tenants may have remedies including rent withholding, repair-and-deduct rights (subject to notice and dollar limits), or the ability to file a habitability complaint with local housing court. Ohio Revised Code 5321.07 outlines one version of this remedy.
Is heat legally required in a rental unit?
Yes, in nearly every state and city, functioning heat is treated as a core habitability requirement, often tied to a minimum indoor temperature standard set by local building or housing code.
Sources
- Javins v. First National Realty Corp., 428 F.2d 1071 (D.C. Cir. 1970): Foundational case establishing the implied warranty of habitability in residential leases
- California Civil Code Section 1941.1: California's statutory habitability requirements including heating facilities
- New York Real Property Law Section 235-b: New York's implied warranty of habitability statute
- California Civil Code Section 1950.5: California's requirement for move-out inspections and itemized deposit deduction statements
- California Civil Code Section 1954: California's 24-hour presumed reasonable notice requirement for landlord entry
- California Civil Code Section 1946.1: 60-day notice requirement for ending certain month-to-month tenancies in California
- Ohio Revised Code Section 5321.15: Prohibition on self-help eviction methods like lockouts and utility shutoffs in Ohio
- Ohio Revised Code Section 5321.02: Ohio's prohibition on landlord retaliation against tenants who report code violations
- Ohio Revised Code Section 5321.04: Ohio landlord obligations to maintain electrical, plumbing, heating systems and provide running water and heat