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Renting in California: Who Fixes a Broken Appliance?

California Civil Code sections 1941.1 and 1942 set the rules. This is general information, not legal advice. Checked November 1, 2026.

What the law says

• For leases entered into, amended or extended on or after January 1, 2026, a dwelling is untenantable if it substantially lacks a stove in good working order that can safely generate heat for cooking, or a refrigerator in good working order that can safely store food (Civil Code 1941.1(a)(10) and (11)). (California Legislature: Civil Code section 1941.1)
• A stove or refrigerator subject to a recall by the manufacturer or a public entity does not count as safe. The landlord must repair or replace a recalled stove or refrigerator within 30 days of receiving notice of the recall (Civil Code 1941.1(c)). (California Legislature: Civil Code section 1941.1)
• A tenant may choose, when the lease is signed, to provide and maintain their own refrigerator, using the statement set out in the law. The tenant can later give 30 days written notice and the landlord must then install a working refrigerator. A landlord may not require a tenant to provide their own refrigerator. (California Legislature: Civil Code section 1941.1)
• The stove and refrigerator rules do not apply to permanent supportive housing, single-room occupancy units, residential hotel units, or units in housing with shared or communal kitchens. (California Legislature: Civil Code section 1941.1)
• If the landlord does not repair within a reasonable time after written or oral notice, the tenant may make the repair and deduct the cost from rent if it is no more than one month's rent, or may vacate. This remedy can be used no more than twice in any 12-month period (Civil Code 1942). (California Legislature: Civil Code section 1942)
• If a tenant repairs and deducts after the 30th day following notice, the tenant is presumed to have waited a reasonable time. A shorter wait can be reasonable if the circumstances require it (Civil Code 1942). (California Legislature: Civil Code section 1942)
• Scope: section 1942 covers dilapidations that make the premises untenantable and that the landlord ought to repair. It is not available if the condition was caused by a violation of Civil Code 1929 or 1941.2, and it is in addition to any other remedy under the law or the rental agreement (Civil Code 1942(a), (c) and (d)). (California Legislature: Civil Code section 1942)

Practical steps

• Read your lease for who supplies and maintains each appliance.
• Give notice the way the law and your lease require, keep a copy, and note the date.
• Get legal advice before you withhold rent or deduct a repair; the rules on notice and limits are strict.

Need a shop? See who can repair appliances in California. Problem with a shop? See complaints.

FAQ

Last updated: November 1, 2026