Who is responsible for appliance repairs in a rental?
If the appliance came with the unit and you didn't break it, the landlord is normally responsible — either under the lease or under your state's implied warranty of habitability when the appliance is essential (heat, hot water, and in most states the refrigerator and stove). Tenant-caused damage and tenant-owned appliances are on you.
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What it actually means
Start with three questions. Did the appliance come with the unit? Is it essential to habitability? And did the lease shift the duty? A landlord-supplied refrigerator that dies on its own is normally the landlord's problem. A washer you moved in yourself is yours. A dishwasher you broke by running it with the wrong detergent is yours regardless of who owns it.
The habitability line matters because it can override the lease. Heat, hot water, and functioning plumbing are non-waivable habitability items in nearly every state (Arkansas is the notable holdout with no general implied warranty). Refrigerators and stoves are habitability items in some states and merely amenities in others — which is exactly the distinction a lease clause tries to exploit.
Common lease tactics: an 'as-is' clause on appliances, a tenant repair deductible (you pay the first $50–$100 of every repair), or a clause making you responsible for anything not reported within 24 hours. Each is enforceable in some states and void in others where it waives habitability. The fix is procedural: report every problem in writing, with a photo and a date, through whatever channel the lease requires.
What it looks like in a lease
"Appliances are provided as a convenience and are accepted AS-IS. Tenant shall be responsible for the repair or replacement of all appliances during the Lease Term regardless of cause, excepting only Landlord's gross negligence."
What to watch for
- 'As-is' or 'provided as a convenience' language on appliances
- A tenant repair deductible (first $50–$100 of each repair)
- Whether the essential items (heat, hot water, plumbing) are excluded from the shift — they must be
- Short reporting windows (24–48 hours) that make you liable for anything reported late
- Requirements to use the landlord's contractor at unpublished rates
How to negotiate it
Ask for a carve-out: 'Please add: Landlord remains responsible for repair or replacement of Landlord-owned appliances except where damage is caused by Tenant's negligence or misuse.' That's the fair version and most landlords accept it since it matches what a court would do anyway.
When it crosses into a red flag
- Tenant responsible for appliances 'regardless of cause'
- Heat or hot water lumped into a tenant-responsibility clause
- Repair deductible applied per-item on a single service visit
- Landlord may replace an appliance and bill the full cost to you with no cap
Frequently asked questions
Does my landlord have to replace a broken refrigerator?
If it came with the unit, usually yes — repair or replace. Whether it's strictly required depends on whether your state treats a refrigerator as a habitability item or an amenity, and on what your lease says.
Can my lease make me pay for all appliance repairs?
Partly. Many states allow shifting non-essential appliance maintenance to the tenant, but no state lets a lease waive the implied warranty of habitability for heat, hot water, and plumbing (Arkansas is the outlier with no general warranty to begin with).
What if I broke the appliance?
Then it's on you, and the landlord can charge the repair cost or deduct it from your deposit with itemization. Normal end-of-life failure is not tenant damage — that distinction is worth arguing.
Want to know how this works in your specific state? Read the Repairs and habitability guide, or pick your state from the guide index.
Related clauses
General information, not legal advice. Clauses are interpreted differently across states and courts. For a binding interpretation of your specific lease, consult a licensed attorney in your state.
