Does a Landlord Have to Provide a Stove and Refrigerator?

Federal law does not require landlords to provide a stove or refrigerator, but your state, city, or lease may

Whether your landlord must supply a stove and refrigerator depends on where you live and what your lease says. Federal housing law does not mandate either appliance. However, state housing codes, local ordinances, and the terms of your lease can all create obligations. Some states treat a refrigerator as essential to habitability; others leave it entirely to the lease agreement. A few places require stoves only if the unit has no other cooking method.

The practical answer is this: check your state's housing code and your lease before signing, and document what was in the unit when you moved in. If your lease promises an appliance, the landlord must provide and maintain it. If the lease is silent and an appliance was there on move-in day, most courts treat it as the landlord's responsibility. If neither the lease nor move-in conditions mention an appliance, the landlord has no legal duty to supply it — unless your state's code requires it.

Key Takeaways

• Federal law does not require landlords to provide a stove or refrigerator, but a handful of states treat a refrigerator as part of the habitability standard.
• Your lease agreement controls whether the landlord must provide, maintain, or replace these appliances, even if state law does not require them.
• A move-in checklist or photos documenting what appliances were present on day one protect you if a dispute arises later.
• If an appliance breaks and your lease says the landlord is responsible, send a written repair request and follow your state's procedures if the landlord does not respond within the required timeframe.
• Remedies for a broken or missing appliance vary by state and may include rent withholding, repair-and-deduct, lease termination, or filing a complaint with your housing authority.

States that treat a refrigerator as a habitability requirement

A small number of states have written refrigerators into their housing codes as part of the standard for a habitable rental unit. Massachusetts is the clearest example: state law requires a refrigerator in good working order as a condition of habitability. New Jersey also includes refrigeration in its housing standards. New York does not explicitly name the refrigerator in state code, but New York City's Housing Maintenance Code requires one, and courts have upheld that requirement.

In these jurisdictions, if your landlord fails to provide or repair a refrigerator, you may have the right to withhold rent, repair it yourself and deduct the cost, or break the lease without penalty. The exact remedy varies by state and by the specific circumstances. Before taking any of these steps, review your state's tenant laws or contact a local legal aid office, because the process usually requires written notice and a waiting period. Many states require you to give the landlord 14 to 30 days to make repairs before you can pursue other remedies.

States with no stove or refrigerator requirement

Most states do not list a stove or refrigerator in their habitability standards. California, Texas, Florida, Illinois, and Ohio are examples of large states where neither appliance is mandated by law. In these places, the landlord's obligation to provide them depends entirely on what the lease says and what was in the unit when you moved in.

If your lease does not mention appliances and none were present at move-in, the landlord has no legal duty to supply them. If the lease promises a refrigerator or stove and the landlord fails to provide it, that is a breach of contract. If an appliance was in the unit at move-in and breaks, the landlord's duty to repair it depends on whether it is considered part of the rental property or a personal item left behind by the previous tenant — a distinction that varies by lease and by how the appliance is documented at move-in.

What your lease agreement actually controls

Your lease is the first place to look. Some leases explicitly state that the landlord will provide and maintain a refrigerator and stove. Others say the tenant is responsible for all appliances. Still others say nothing, leaving the question open. If your lease promises an appliance, the landlord must deliver it in working order and repair it if it breaks — regardless of what state law says.

The move-in inspection is your protection. If you receive a written move-in checklist that lists a refrigerator and stove, that document becomes evidence that the landlord provided them and is responsible for their upkeep. If you move in and find appliances already there but no checklist, take photos and email them to your landlord with a note: "These appliances were in the unit on [date]. Please confirm whether you are responsible for their repair and replacement." This creates a paper trail that protects you if the appliance breaks later and the landlord tries to claim it was never their responsibility.

What to do if an appliance breaks or is missing

If a stove or refrigerator breaks and your lease says the landlord is responsible, send a written repair request by email or certified mail. Include the date, the problem, and how long it has been broken. Keep a copy for your records. Most states require landlords to make repairs within a set time — often 14 to 30 days for non-emergency issues, though a broken refrigerator may be treated as more urgent because food can spoil.

If the landlord ignores the request after the required waiting period, your options depend on your state. In some places you can withhold rent (usually by paying it into an escrow account, not by simply refusing to pay). In others you can hire a repair person, pay for it yourself, and deduct the cost from rent — but only if you follow the exact procedure your state requires. In still others, your only remedy is to break the lease or file a complaint with your local housing authority. Do not take any of these steps without first confirming the procedure in your state's tenant laws or by calling a local legal aid office, because taking the wrong action can give the landlord grounds to evict you.

How to protect yourself before you sign

Before signing a lease, ask the landlord in writing whether a refrigerator and stove are included and who is responsible for repairs. Get the answer in the lease itself, not in a verbal promise. If the unit already has appliances, request a move-in inspection and ask that the checklist specifically name each appliance and its condition — for example, "refrigerator, stainless steel, working" or "stove, electric, burner 3 not heating."

Take photos and video of the kitchen on move-in day, showing the stove, refrigerator, and any other appliances. Email these to your landlord with the date and a note confirming what was present. If an appliance is missing or broken at move-in, do not sign the lease until it is fixed or the lease is amended to reflect that you are not responsible for it. Once you sign, it becomes much harder to argue that the landlord promised something they did not deliver.

Stoves and cooking appliances: a different standard

Stoves are treated differently from refrigerators in most states. Few housing codes require a landlord to provide a stove. However, if a unit has no stove and no other way to cook — for example, no oven, no cooktop, no microwave — some states treat the lack of cooking capability as a habitability problem. The distinction is subtle: the landlord may not have to provide a stove, but the unit must have some way to cook.

If your lease includes a stove and it breaks, the repair obligation is the same as for a refrigerator: send written notice and follow your state's procedures if the landlord does not respond. If your lease does not mention a stove and none was in the unit at move-in, the landlord has no duty to provide one unless your state's code requires cooking capability and the unit has no alternative. Check your state's housing code or contact your local housing authority if you are unsure whether your unit meets the cooking requirement.

Frequently Asked Questions

Can my landlord charge me to replace a refrigerator that came with the unit?

No, if the refrigerator was in the unit when you moved in and your lease says the landlord is responsible for appliances, the landlord must pay for replacement. If the lease is silent, the answer depends on your state and how the appliance is documented. If you caused the damage through misuse, the landlord may be able to charge you for repairs. If it simply wore out from normal use, the landlord usually bears the cost.

What if my landlord says the refrigerator is my responsibility because I didn't maintain it?

Refrigerators wear out with normal use. A landlord cannot shift maintenance responsibility to you unless the lease explicitly says so and your state law allows it. If the appliance failed due to your neglect — for example, you never defrosted it and the coils froze solid — the landlord may have a claim. Normal use and age are the landlord's responsibility. Keep records of any maintenance you did perform.

Can I withhold rent if the refrigerator is broken?

It depends on your state. Some states allow rent withholding for any breach of the habitability standard; others only for specific conditions. A few states do not allow rent withholding at all. Before withholding rent, contact your local legal aid office or tenant rights organization to confirm the procedure in your state. Withholding rent without following the exact legal process can give the landlord grounds to evict you.

What if the lease says nothing about appliances?

If the lease is silent and appliances were in the unit at move-in, most courts treat them as part of the rental property and hold the landlord responsible for repairs. If no appliances were present at move-in and the lease says nothing, the landlord has no obligation to provide them. A move-in checklist or photos are your best evidence of what was there on day one.

Do I have to return the refrigerator when I move out?

If the refrigerator belonged to the landlord — either because the lease says so or because it was in the unit at move-in — yes, you must leave it. If you brought your own refrigerator, you can take it with you. Your move-in checklist should make this clear. If there is any doubt, ask your landlord in writing before move-out day.