California law does not require landlords to provide a refrigerator
A landlord in California has no legal obligation to supply a refrigerator, stove, dishwasher, or other kitchen appliances unless the lease agreement specifically says they will. The state's housing code requires landlords to maintain certain structural and safety features—working plumbing, heating, electrical systems, and weatherproofing—but kitchen appliances fall outside those mandatory standards.
What matters is what you and your landlord agreed to in writing. If your lease lists "refrigerator included" or "furnished kitchen," the landlord must provide one and keep it in working order for the duration of your tenancy. If the lease says nothing about appliances, or if you moved into an unfurnished unit, the landlord is not required to supply them. This distinction can affect your rights if an appliance breaks or goes missing.
Key Takeaways
- California law does not mandate that landlords provide refrigerators or other kitchen appliances unless the lease specifically includes them.
- If your lease lists appliances as included, your landlord must maintain them in working condition and repair or replace them if they fail.
- Appliances are different from habitability requirements like plumbing and heating, which landlords must always provide and maintain.
- If a landlord removes an appliance that was listed in your lease, you may have grounds to withhold rent or break the lease without penalty.
What the lease agreement actually says
Your lease is the controlling document. Read the section labeled "Appliances," "Furnishings," or "Included Items" carefully. Some leases list each appliance separately: refrigerator, range, microwave, dishwasher. Others say "furnished kitchen" or "all appliances included." A few say "unfurnished" or "tenant responsible for all appliances."
If the lease is silent—it says nothing about appliances either way—California courts treat the unit as unfurnished, meaning you are responsible for providing your own. The landlord has no duty to supply them and no duty to repair them if they fail. This is the most common scenario in California rentals.
If you are unsure what your lease says, request a copy from your landlord in writing. Keep that copy and any email exchanges about appliances. If a dispute arises later, you will need proof of what was promised.
Repair and replacement obligations when appliances are included
If your lease says the unit comes with a refrigerator, the landlord must keep it in working order. This falls under California's broader requirement that rental units remain habitable—meaning they must be fit for human occupancy. While a refrigerator is not as fundamental as plumbing or heat, if the lease includes it, the landlord cannot straightforward let it break and refuse to fix it.
If the refrigerator stops working, notify your landlord in writing (email is fine) and give them a reasonable time to repair it—usually 24 to 48 hours for an appliance that affects food safety. If they do not respond, you have several options: you can repair it yourself and deduct the cost from rent (with documentation), you can withhold rent until it is fixed, or you can break the lease without penalty in some cases.
If the landlord removes an appliance that was listed in your lease—say, they take out the refrigerator to rent it to another tenant—that is a breach of the lease. You can treat this as grounds to withhold rent or terminate the tenancy without losing your security deposit.
The difference between included appliances and habitability
California's habitability standard covers things a rental unit must have to be legally livable: hot and cold running water, working toilets and sinks, a functioning heating system, weatherproofing, electrical outlets, and adequate lighting. A refrigerator is not on that list. Neither is a stove, though a way to cook food arguably is—which is why most landlords provide a range or cooktop even when not required.
This distinction matters because if a habitability item fails, you have strong legal protections: you can repair it and deduct the cost, withhold rent, or in some cases break the lease. If an appliance fails and it was not listed in your lease, you typically have no recourse against the landlord. You are responsible for replacing it yourself.
The one exception is if the landlord's negligence caused the appliance to fail—for example, if they failed to maintain the electrical system and that caused a fire that destroyed your refrigerator. In that case, you may have a claim for damages, but this is rare and requires proof of negligence.
What to do if your lease includes appliances but they are broken or missing
Start by sending your landlord a written notice (email counts) describing which appliance is broken or missing, when you first noticed the problem, and asking them to repair or replace it within a specific timeframe—typically 24 to 48 hours for something affecting food safety like a refrigerator.
If the landlord does not respond within that time, you have options. You can hire a repair person, pay out of pocket, and then deduct that cost from your next rent payment—but you must document everything: the repair invoice, photos of the broken appliance, and copies of your written requests to the landlord. Keep records of all communication.
Alternatively, you can withhold rent until the appliance is fixed. California law allows tenants to withhold rent for breaches of the lease, including failure to maintain included appliances. However, you must follow proper procedure: send a written demand, wait a reasonable time, and be prepared to show a judge that the appliance was listed in your lease and the landlord failed to repair it.
If the landlord refuses to fix or replace an appliance that was promised in your lease, you may also have grounds to break the lease without penalty. Consult a local tenant rights organization or attorney to understand your specific situation, as the rules can vary depending on the severity of the breach and how long the appliance has been broken.
Furnished versus unfurnished units in California
California does not have a strict legal definition of "furnished" versus "unfurnished," so landlords use these terms differently. Some say "furnished" to mean the unit comes with all major appliances plus furniture. Others use it to mean furniture only, with appliances the tenant's responsibility. Always ask for clarification in writing before signing.
If your lease says "furnished," ask the landlord to list exactly which items are included. Request that list in writing and attach it to your lease. Take photos of the unit on move-in day showing which appliances are present and their condition. This protects you if the landlord later claims an appliance was never included or if they try to charge you for damage to an appliance that was already broken when you arrived.
Frequently Asked Questions
Can a landlord charge me for a broken refrigerator if it was included in my lease?
No. If the refrigerator was listed in your lease as included, the landlord is responsible for maintaining and repairing it. They cannot charge you for repairs or replacement due to normal wear and tear. They can only charge you if you caused the damage—for example, if you deliberately broke it or spilled something that caused it to malfunction.
What if my lease says "furnished" but does not list specific appliances?
Request a written list of what "furnished" includes before you sign. If the landlord refuses or is vague, assume appliances are not included. Once you move in, document which appliances are present with photos and dates. If a dispute arises later, you will have evidence of what was in the unit on move-in day.
Can I withhold rent if the refrigerator breaks and my lease says it is included?
Yes, but follow the proper steps. Send the landlord a written request to repair it and give them a reasonable time (24 to 48 hours). If they do not respond, you can withhold rent, but keep detailed records of your requests and the broken appliance. Be prepared to show a judge that the appliance was promised in your lease and the landlord failed to fix it.
Do I have to provide my own refrigerator if the lease does not mention appliances?
Yes. If your lease is silent on appliances, you are responsible for providing and maintaining your own refrigerator. The landlord has no obligation to supply one. Make sure you own or rent the appliance yourself so you can take it with you when you move.
What if the landlord removes an appliance that was in my lease?
That is a breach of your lease. Send the landlord a written demand to return it or provide a replacement within a reasonable time. If they refuse, you can withhold rent, repair and deduct, or in some cases break the lease without penalty. Document all communication in writing.