Are landlords required to fix appliances? what the law says

Last updated 2026-07-26

are landlords required to fix appliances in a rental unit?

It depends on two things: what your lease says, and what your state or city's habitability law requires. There is no federal law that says a landlord must repair a broken dishwasher or microwave. Federal fair housing law (the Fair Housing Act, 42 U.S.C. § 3601 et seq.) governs discrimination, not appliance repair ^[1]. Most of the actual obligation comes from state landlord-tenant statutes built around the "implied warranty of habitability," a legal doctrine that says rental housing has to be fit to live in. That generally covers things like working plumbing, heat, electrical systems, and structural safety. Appliances like stoves and refrigerators sometimes fall under this if the unit was rented with them included and the local code treats them as essential. Non-essential appliances like dishwashers, garbage disposals, washers, dryers, and microwaves usually don't. So the honest answer is: if your lease lists an appliance as included, you're contractually on the hook to keep it functional or replace it, unless the lease says otherwise. If the lease is silent and the appliance isn't required for basic habitability under your state's law, you're not automatically required to fix it, but you may still want to for tenant retention and to avoid a dispute.

which appliances are landlords legally required to repair?

Stove/range	Often yes, if provided	Named in some state codes (e.g., California Civil Code § 1941.1) [2]
Refrigerator	Sometimes, city-dependent	Treated as essential in some local housing codes, not in others
Heating unit	Yes, almost everywhere	Core habitability requirement in nearly all states
Water heater	Yes, almost everywhere	Hot water is a standard habitability item
Dishwasher	No, unless lease promises it	Considered a convenience item
Washer/dryer	No, unless lease promises it	Convenience item, even if in-unit
Microwave	No	Convenience item
Garbage disposal	No, but must not create a hazard if broken	Convenience item, but must be safe if left in place	Because this varies so much by city and state, the safest move for a landlord is to read your own state statute and your city's rental housing code (more than guess). If you operate in a city with mandatory rental licensing or inspection, the inspector's checklist will usually tell you exactly what's required in that jurisdiction.

The core habitability list, according to most state statutes, covers hot and cold running water, workable plumbing, heating equipment, electrical wiring, weatherproofing, and structural safety. California's Civil Code § 1941.1 spells this out and includes "a stove or range in good working order" as part of the mandatory list for units rented with one supplied by the landlord ^[2]. That's a state-by-state exception, though. Many states don't name specific appliances at all and leave it to city housing codes. Here's a rough breakdown of how appliance categories are usually treated: | Appliance | Typically required? | Why |

what happens if a landlord refuses to fix an appliance the lease promised?

If the lease explicitly lists an appliance as included, and you refuse to repair or replace it, tenants typically have a few legal options depending on the state: repair-and-deduct (fixing it themselves and deducting the cost from rent, within statutory limits), withholding rent until repaired, filing a habitability complaint with local code enforcement, or in serious cases, breaking the lease and moving out with no penalty. Repair-and-deduct statutes exist in most states but usually cap the deduction amount and require written notice first. California's version, for example, limits the deduction to one month's rent and only twice in any 12-month period, and requires the defect to affect health or safety ^[3]. If the appliance isn't a habitability issue, tenants generally can't use repair-and-deduct for it, since that remedy is tied to the habitability warranty, not to whatever's in the lease. The bigger risk for landlords isn't usually a lawsuit over a broken microwave. It's the accumulation of small complaints that show up during a rental license renewal or inspection. Cities with mandatory rental registration often flag unresolved tenant complaints as part of the licensing review. If you're in one of those cities, unresolved appliance disputes can become a paperwork problem even when they wouldn't hold up as a legal violation on their own.

what can a landlord look at during an inspection?

During a routine or licensing-related rental inspection, inspectors typically check smoke and carbon monoxide detectors, electrical outlets and wiring, plumbing fixtures, heating and cooling systems, window and door locks, structural elements (stairs, railings, floors), and pest evidence. Some cities also inspect included major appliances (stove, water heater) if those are part of the mandatory habitability checklist. Inspectors generally do not check personal belongings, closets, or areas unrelated to health and safety, and in most states they're required to give advance notice before entering, usually 24 to 48 hours, though this varies by city ordinance and by whether it's a routine inspection or a complaint-driven one. If you're preparing for a city rental license inspection, it helps to walk your unit ahead of time using the actual city checklist rather than guessing what an inspector will flag. That's the exact gap our $79 City Rental License & Inspection Prep Packet is built to close: matching your unit against your specific city's inspection requirements before the inspector shows up.

who is responsible for a rental property walk-through inspection in california?

In California, the landlord is generally responsible for conducting the move-in and move-out walk-through inspections, and state law gives tenants a specific right connected to the move-out one. Under California Civil Code § 1950.5(f), a landlord who intends to deduct from the security deposit must, if the tenant requests, do an initial inspection before the tenancy ends and give the tenant an itemized list of anything that needs fixing to avoid a deduction ^[4]. The tenant has the right to be present for that initial inspection, and the landlord must give at least 48 hours' written notice of the date and time unless the tenant waives that notice ^[4]. After the inspection, the tenant then gets a reasonable opportunity to fix the flagged items themselves before move-out, if they want to avoid the deduction. This is separate from any city-level rental inspection tied to a business license, which in cities like Los Angeles or San Francisco can involve a city inspector rather than just landlord and tenant. If your city requires periodic rental unit inspections as part of licensing, that inspection is scheduled and conducted by the city (or a licensed inspector on the city's behalf), not by the landlord alone.

how much notice does a landlord have to give before entering or inspecting?

Notice requirements vary by state, but 24 hours is the most common standard for routine entry, including repairs and inspections. California requires "reasonable notice," which state law presumes to mean 24 hours in writing under Civil Code § 1954 ^[5]. Some states allow shorter notice for emergencies (no notice required) and longer notice for the specific move-out inspection described above (48 hours in California) ^[4]. City rental licensing inspections often have their own notice rules set by ordinance, separate from the state's general entry statute. Some cities require written notice by mail with a specific number of days built in; others allow tenants to request notice by phone or email. If you're in a mandatory rental licensing city, check the ordinance or ask your city's rental licensing office directly rather than assuming your state's general 24-hour rule automatically applies to the city's inspection program.

why do landlords require renters insurance?

Landlords require renters insurance mainly to shift liability and personal property risk off the landlord's policy. A landlord's own insurance typically covers the building structure and the landlord's property, not the tenant's belongings, and it usually doesn't cover a tenant's liability if the tenant accidentally causes damage (a kitchen fire, an overflowing tub that damages a downstairs unit, a dog bite). Requiring tenants to carry renters insurance, commonly with liability coverage in the range of $100,000, means the tenant's own policy pays out first in those situations instead of the landlord's policy taking the hit or the landlord suing the tenant directly. It's a standard, fairly low-cost requirement (renters insurance frequently runs $15 to $30 a month depending on coverage and location, per typical industry averages) that many landlords now write directly into the lease as a condition of tenancy.

what is landlording, and what is a landlord?

A landlord is the owner (or the owner's authorized agent) who leases residential or commercial property to a tenant in exchange for rent. Landlording is the informal term for the day-to-day work of managing that relationship: collecting rent, handling repairs, screening tenants, complying with habitability and safety codes, managing lease renewals, and dealing with move-in/move-out logistics. For a 1 to 10 unit landlord, landlording usually means wearing every hat yourself: bookkeeper, maintenance coordinator, code compliance officer, and sometimes de facto mediator between neighboring tenants. It's a legal role first (you have statutory obligations the moment you accept rent) and a business role second.

how to become a landlord (and how to be a landlord day to day)

Becoming a landlord legally requires a few concrete steps, though the exact list depends on your city and state: 1. Own or control a property you intend to rent out (or get authorization to manage one). 2. Check local zoning to confirm rental use is allowed at that address. 3. Register the rental with your city or county if required (many cities mandate a rental registration or license before you can legally lease the unit; [confirm with your city rental licensing office] for the exact form and fee). 4. Pass any required pre-rental inspection if your city has one. 5. Get landlord liability insurance (separate from a standard homeowner's policy). 6. Understand your state's habitability, security deposit, and eviction statutes before you sign a lease. 7. Screen tenants in compliance with the Fair Housing Act, which prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability ^[1]. Day to day, being a landlord means responding to repair requests within a reasonable time (often defined by state law as anywhere from 24 hours for emergencies to 14 or 30 days for non-urgent issues, depending on the state), keeping the unit compliant with local housing code, handling security deposits according to your state's rules, and renewing your rental license or registration on schedule if your city requires one.

what rights do tenants have without a lease?

A tenant without a written lease, sometimes called a month-to-month or oral tenancy, still has real legal rights in every state. The absence of a written lease doesn't waive habitability protections, fair housing protections, or the tenant's right to proper notice before eviction or rent increases. Without a written lease, the tenancy is generally treated as month-to-month, and either party can end it with proper notice, typically 30 days, though some states and cities require more (some rent-controlled cities require 60 or 90 days, or "just cause" for termination). The tenant still has the right to a habitable unit, the right to proper notice before entry, the right to the return of any security deposit under the timelines your state sets, and full protection under the Fair Housing Act regardless of lease format ^[1]. What a tenant without a lease loses is the specificity a written lease provides, like exact rent amount, exact due date, and any custom terms, which can make disputes harder to resolve because there's less in writing to point to.

what a landlord cannot do in ohio

Ohio landlord-tenant law, primarily Ohio Revised Code § 5321, sets clear limits on landlord behavior. A landlord cannot shut off utilities, change the locks, or remove a tenant's belongings to force them out, a practice known as "self-help eviction," which is illegal in Ohio and most states; landlords must go through the court eviction process instead ^[6]. Ohio law also requires landlords to maintain the premises in a fit and habitable condition, comply with building and housing codes, keep common areas safe, and maintain electrical, plumbing, and heating systems in good working order (ORC § 5321.04) ^[6]. A landlord cannot retaliate against a tenant for reporting a code violation or for exercising a legal right like joining a tenant union, and ORC § 5321.02 specifically prohibits retaliatory conduct including eviction, rent increases, or service reductions taken because a tenant complained to authorities ^[7]. Ohio also caps how landlords can use security deposits and requires an itemized list of deductions if withholding any part of it beyond $50 or 5% of the monthly rent, whichever is greater (ORC § 5321.16) ^[8].

so when should a landlord actually fix an appliance, even if not legally required?

Two situations where it's worth fixing an appliance even without a strict legal duty: the appliance is a safety issue (a gas stove with a leak, a water heater at risk of failure), or the appliance was clearly part of what the tenant is paying for and refusing to fix it invites a habitability complaint or a bad review that costs more than the repair. A broken $40 microwave isn't worth a legal fight either direction. A broken stove in a unit where the lease lists it as included, in a state where stoves are named in the habitability statute, is worth fixing fast, because that's the fact pattern that turns into a repair-and-deduct claim or a code complaint that shows up at your next license renewal. If you're managing property in a city with mandatory rental licensing, it's worth treating appliance condition as part of your compliance file, more than a maintenance ticket. Cities increasingly tie license renewal to a clean inspection history, and repeat unresolved complaints (even minor ones) can slow down or complicate a renewal. That's part of why we built the $79 City Rental License & Inspection Prep Packet: it walks you through your specific city's inspection checklist so appliance and safety items get caught before an inspector catches them for you.

Frequently asked questions

Are landlords required to fix a broken refrigerator?

Only if the lease lists the refrigerator as included, or your city's housing code names refrigerators as a required habitability item. Many states don't include refrigerators in their habitability statute at all, treating them as a convenience item like a dishwasher or microwave. Check your lease first, then your state's implied warranty of habitability language.

Can a tenant withhold rent if the dishwasher breaks?

Generally no, unless the lease specifically guarantees a working dishwasher or your local code treats it as a required item. Repair-and-deduct and rent-withholding remedies are usually tied to habitability defects (heat, water, safety hazards), not convenience appliances. A tenant withholding rent over a non-essential appliance risks being the one in breach.

What's the difference between a required appliance and a convenience appliance?

Required appliances are named in your state's habitability statute (stoves in California under Civil Code § 1941.1, for example) or treated as essential by local housing code. Convenience appliances, like dishwashers, garbage disposals, and microwaves, aren't legally required unless your lease specifically promises them as included.

Who is responsible for a rental property walk-through inspection in California?

The landlord conducts it, and California Civil Code § 1950.5(f) gives tenants the right to request an initial move-out inspection before the tenancy ends, with 48 hours' written notice, so they can fix flagged items before losing deposit money. This is separate from any city rental licensing inspection, which the city itself schedules.

How much notice does a landlord have to give before entering to inspect?

Most states default to 24 hours' written notice for routine entry and repairs. California codifies this as "reasonable notice," presumed to be 24 hours, under Civil Code § 1954. Some cities' rental licensing inspections have separate notice rules set by ordinance, so check with your city's rental licensing office directly.

Why do landlords require renters insurance?

To shift liability and personal property risk to the tenant's own policy. A landlord's insurance usually doesn't cover tenant belongings or tenant-caused liability, so requiring renters insurance (often with around $100,000 in liability coverage) protects both sides if there's a fire, water damage, or injury caused by the tenant.

What can a landlord look at during an inspection?

Inspectors typically check smoke and carbon monoxide detectors, electrical and plumbing systems, heating equipment, structural safety, window and door locks, and pest evidence. Some cities also inspect included major appliances if local code treats them as habitability items. Personal belongings and unrelated areas are generally off-limits.

What rights do tenants have without a lease?

A tenant without a written lease still keeps full habitability rights, fair housing protection, and the right to proper notice before eviction or rent changes. The tenancy is usually treated as month-to-month, requiring 30 days' notice to end in most states (sometimes more in rent-controlled cities).

What a landlord cannot do in Ohio

Under Ohio Revised Code § 5321, a landlord cannot shut off utilities or change locks to force a tenant out (illegal self-help eviction), must keep the unit habitable and code-compliant, and cannot retaliate against a tenant for reporting violations or exercising legal rights (ORC § 5321.02).

How to become a landlord?

Confirm zoning allows rental use, register the property with your city if required, pass any pre-rental inspection, get landlord liability insurance, learn your state's habitability and deposit laws, and screen tenants in compliance with the Fair Housing Act. Requirements vary heavily by city, so check with your local rental licensing office.

What is landlording?

Landlording is the everyday work of owning and managing rental property: collecting rent, handling repairs, screening tenants, keeping the unit code-compliant, and managing lease terms and renewals. For small landlords, it usually means handling all of these roles personally rather than through a property management company.

Is a broken air conditioner a habitability issue landlords must fix?

It depends on your state and climate. Some states and cities treat air conditioning as essential in extreme heat regions and require repair within a set window; others treat it as a convenience amenity with no legal repair mandate. Check your state's habitability statute or your city's housing code directly.

Sources

1. U.S. Dept. of Housing and Urban Development (HUD), Fair Housing Act overview: Fair Housing Act prohibits discrimination on the basis of race, color, national origin, religion, sex, familial status, and disability
2. California Civil Code § 1941.1: California's habitability statute names a stove or range in good working order as a required item when supplied by the landlord
3. California Civil Code § 1942: California's repair-and-deduct remedy caps deductions at one month's rent, twice in 12 months
4. California Civil Code § 1950.5: Tenants can request an initial move-out inspection with 48 hours' written notice before deposit deductions
5. California Civil Code § 1954: California presumes 24 hours to be reasonable notice before landlord entry
6. Ohio Revised Code § 5321.04: Ohio landlords must maintain premises in a fit and habitable condition and keep electrical, plumbing, and heating systems in good working order
7. Ohio Revised Code § 5321.02: Ohio law prohibits landlord retaliation against tenants who report code violations or exercise legal rights
8. Ohio Revised Code § 5321.16: Ohio requires itemized deposit deduction lists when withholding more than $50 or 5% of monthly rent