In most rental units, the law requires a landlord to provide a working stove or oven, a kitchen sink, a toilet, a bathtub or shower, a heating system, hot water, and functioning smoke detectors. Refrigerators, dishwashers, microwaves, garbage disposals, washers, and air conditioning generally are not required by law. So the short answer to what appliances are required in a rental property by law is: the fixtures and systems that make the unit safe and sanitary to live in, not the ones that make it comfortable or modern. Anything beyond that minimum becomes the landlord’s responsibility only if the lease says so.
What Makes an Appliance Legally Required
Nearly every state recognizes a doctrine called the implied warranty of habitability. It functions like an invisible clause in every residential lease: the unit must be fit for human occupation, and a landlord cannot write their way out of that duty with lease language.
The specific standards come from building and housing codes. The most widely adopted model is the International Property Maintenance Code, which sets minimum maintenance standards for equipment, heating, sanitation, lighting, ventilation, and fire safety.1International Code Council. International Property Maintenance Standards Local governments adopt these standards, sometimes with modifications, and code enforcement officers can issue fines and citations when landlords fall short. The goal is to prevent health and safety hazards, not to guarantee a comfortable lifestyle. That distinction explains why a broken furnace is a code violation and a broken dishwasher usually is not.
Appliances and Fixtures Landlords Must Provide
A Stove or Oven
Local housing codes generally require a functional cooking area, which in practice means a permanent stove or range with an oven. Without a built-in cooking appliance, tenants resort to hot plates and portable burners that create serious fire risks. Inspectors look for proper ventilation and safe gas or electrical connections.
Plumbing Fixtures
Every rental unit must contain its own toilet, bathroom sink, bathtub or shower, and kitchen sink, all maintained in safe, sanitary, working condition.2UpCodes. IPMC 2024 Chapter 5 Plumbing Facilities and Fixture Requirements The kitchen sink cannot double as the bathroom lavatory. These fixtures must connect to a public water system or approved private water supply.
Hot Water
Hot water is treated as a basic utility. The IPMC requires hot water at every sink, bathtub, and shower used for bathing, washing, cooking, or cleaning. The model code does not specify an exact temperature, but most local codes that adopt it set a minimum around 110°F to 120°F at the tap. A complete loss of hot water is treated as an urgent repair in virtually every jurisdiction.
Heat
A permanent heating system is required in virtually every jurisdiction with cold weather. The IPMC standard requires heating facilities capable of maintaining at least 68°F in all habitable rooms, bathrooms, and toilet rooms.3UpCodes. Section 602 Heating Facilities Many local codes also specify a heat season during which landlords must actively supply heat. A broken furnace or boiler during winter is one of the clearest habitability violations a tenant can raise.
Smoke and Carbon Monoxide Detectors
Smoke detectors are one of the most universally required safety devices in rental housing. Model codes and local laws across the country require at least one working smoke detector on each level of a dwelling, inside every bedroom, and in hallways near sleeping areas. HUD’s inspection standards for federally assisted housing spell out these locations precisely: on each level, inside each bedroom, and within 21 feet of any bedroom door measured along the path of travel.4HUD.gov. NSPIRE Standard Smoke Alarm
Carbon monoxide detectors are increasingly required as well, particularly in units with gas appliances, attached garages, or other combustion sources. The exact rules vary by jurisdiction. Landlords are typically responsible for providing and installing these devices; tenants are responsible for not disabling them and for reporting dead batteries or malfunctions. Test every detector during your move-in walkthrough and document it.
Appliances Landlords Usually Do Not Have to Provide
Refrigerators
Refrigerators occupy an awkward middle ground. Most model building codes and many local ordinances do not explicitly require a landlord to provide one, even though almost no one considers a kitchen functional without it. In practice, most rental units come with a refrigerator, and if the landlord includes one, they generally take on the obligation to keep it working throughout the tenancy. The FDA recommends storing perishable food at 40°F or below to prevent bacterial growth.5U.S. Food and Drug Administration. Refrigerator Thermometers Cold Facts About Food Safety A refrigerator that cannot hold that temperature is more than inconvenient; it is a health hazard most courts would take seriously.
Before signing a lease, check whether the refrigerator is listed as a landlord-provided appliance. If it is, the landlord has a clear duty to repair or replace it. If it is not, you may be responsible for supplying your own.
Air Conditioning
Air conditioning is rarely a legal requirement. No federal law mandates it, and most states do not require landlords to provide cooling. A handful of local jurisdictions in extreme-heat areas have adopted ordinances addressing indoor temperatures, but even these are uncommon and vary widely. As of 2026, no state has a comprehensive statewide requirement for air conditioning in rental housing. If your unit has a landlord-provided AC system, it falls under the same maintenance rules as any other provided appliance. If the unit comes without one, you generally cannot compel the landlord to install it.
Dishwashers, Microwaves, Disposals, and Washers
These are convenience items. The moment a landlord includes one in the unit and lists it in the lease, however, a contractual obligation kicks in. Courts in most states treat appliances present at the start of a tenancy as part of the bargain the tenant agreed to pay for. If the dishwasher worked when you moved in and it is listed in your lease, the landlord generally must repair or replace it when it breaks.
Watch for “as-is” clauses that attempt to carve out specific appliances from the landlord’s maintenance duties. Courts do not always enforce these broadly. If a working appliance was a factor in your decision to rent the unit and the rent you agreed to pay, a judge may find the landlord still has some responsibility. The safest approach is to get maintenance obligations in writing before you sign. If the lease is silent on an appliance that is physically present, ask for a written addendum clarifying who handles repairs.
If You Rent Through Section 8
The rules are stricter for subsidized housing. Under the Housing Choice Voucher program, every unit must have a working stove or range with an oven, a refrigerator that keeps food cold enough to prevent spoilage, and a kitchen sink with hot and cold running water.6HUD.gov. A Good Place to Live The stove and refrigerator can be tenant-supplied, but they must be present and functional at inspection.
HUD treats a missing or completely nonfunctional cooking appliance as a severe health and safety deficiency requiring correction within 24 hours.7HUD.gov. NSPIRE Standard Cooking Appliance If at least one burner still works but another does not, the deficiency drops to moderate, with a 30-day correction window. Damaged or missing components like knobs, door handles, or burner elements also trigger a 30-day repair requirement if they make the appliance unsafe. A unit that fails inspection can lose its eligibility for voucher payments.
When a Required Appliance Breaks
Put your repair request in writing. A text message or email creates a timestamp that matters enormously if the situation escalates. Most states require landlords to make repairs within a reasonable time after receiving written notice, and what counts as reasonable depends on severity. A broken furnace in January runs on a much shorter clock than a dishwasher that stopped draining.
If the landlord does not respond, tenants in most states have access to one or more of these remedies:
- Repair and deduct. You hire a professional, pay for the repair, and subtract the cost from your next rent payment. States that allow this typically cap the deductible amount.
- Rent withholding. You stop paying rent, or pay it into an escrow account, until the landlord makes repairs. This remedy generally applies only to serious habitability problems, not a broken convenience appliance.
- Lease termination. If the problem is severe enough and the landlord refuses to act after proper notice, you may have the right to break the lease without penalty.
- Code enforcement complaints. Contacting your local housing or building department triggers an inspection. If violations are found, the landlord faces fines and mandatory correction orders.
Notice periods, escrow requirements, and repair cost caps vary significantly from state to state. One rule is universal: never withhold rent without documenting the problem and giving the landlord a chance to fix it first. Skipping those steps can turn a valid complaint into an eviction case.