When renting a property, questions about who is responsible for maintaining and repairing appliances often arise. The answer depends on the lease agreement, local laws, and the specific circumstances surrounding the appliance’s use and breakdown.

Landlord Responsibilities

1. Provided Appliances

  • If the landlord supplies appliances such as a refrigerator, stove, dishwasher, or washer/dryer, they are generally responsible for ensuring these items remain in working condition.
  • Landlords must repair or replace broken appliances as part of their obligation to provide a habitable living space, according to most state laws.

2. Habitability Standards

  • In states with implied warranty of habitability laws, landlords must maintain the property in a livable condition. While this typically covers essentials like heating and plumbing, provided appliances are often included under this obligation.
  • For instance:
    • California: Landlords must ensure all provided appliances are functional.
    • Texas: Repairs to essential appliances (like stoves in unfurnished units) may fall under habitability laws.

3. Lease Agreements

  • A lease may outline the appliances included in the rental and specify who is responsible for maintenance and repairs.
  • If the agreement states that the tenant is responsible for minor repairs, the landlord still remains accountable for major repairs or replacements unless explicitly excluded.

Tenant Responsibilities

1. Proper Use

  • Tenants are expected to use appliances responsibly and follow the manufacturer’s instructions.
  • Damages caused by misuse or negligence (e.g., overloading a washing machine) may shift the repair costs to the tenant.

2. Timely Reporting

  • Tenants must notify landlords promptly about broken appliances to prevent further damage. Delayed reporting might result in shared responsibility for the repair costs.

3. Personal Appliances

  • If the tenant brings their own appliances into the rental, they are generally responsible for maintaining and repairing these items.

Exceptions and Negotiations

1. Appliances Excluded from Lease

  • If an appliance is explicitly listed as “as-is” in the lease agreement, the landlord may not be obligated to repair or replace it.
  • Example: A landlord includes a decades-old washer labeled “as-is” in the lease. If it breaks, the tenant may need to repair or replace it at their own expense.

2. Long-Term Repairs

  • If a landlord delays repairs significantly, tenants may have options such as:
    • Requesting reimbursement for hiring a repair service.
    • Withholding rent until repairs are completed (allowed in some states).
    • Breaking the lease if the issue makes the property uninhabitable.

3. Negotiating Repairs

  • Some tenants may offer to handle minor appliance repairs in exchange for a rent reduction or reimbursement.
  • Example: A tenant replaces a broken dishwasher and deducts the cost from the next rent payment with landlord approval.

Examples Across States

  • New York, NY: A tenant’s stove stops working. State habitability laws require the landlord to repair or replace it within a reasonable timeframe, as cooking is an essential function.
  • Phoenix, AZ: A landlord provides a washer and dryer but includes a clause stating repairs are the tenant’s responsibility. In this case, the lease terms take precedence.
  • Chicago, IL: A tenant reports a broken refrigerator. Under local housing ordinances, the landlord must repair or replace the appliance promptly to ensure habitability.

What Tenants Should Do When an Appliance Breaks

  1. Check the Lease
    • Review the agreement to determine appliance ownership and maintenance responsibilities.
  2. Notify the Landlord
    • Send a written notice describing the issue and requesting repairs.
  3. Document the Issue
    • Take photos or videos of the broken appliance and any associated problems (e.g., spoiled food from a non-functional fridge).
  4. Follow Up
    • If the landlord doesn’t respond or delays repairs, send a follow-up notice and consider contacting local tenant advocacy groups.

Conclusion

Landlords are typically responsible for repairing or replacing broken appliances they provide, as part of their obligation to maintain a habitable property. However, tenants should always review their lease agreements for specific terms regarding appliance maintenance and report issues promptly. If disputes arise, understanding local laws and documenting the situation can help tenants protect their rights.

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