In Massachusetts, a landlord must usually provide a working stove with an oven and a refrigerator with a freezer, and must keep them in good working condition. The main exception is a written agreement in the lease that says the tenant supplies those appliances. In that case, the tenant is usually responsible for repair. The lease is the first thing to check.
This guide explains MA landlord vs tenant appliance repair in plain words. You will see what the state housing code says, when the tenant pays, how to request a repair, and where professional appliance repair fits in. This is general information, not legal advice.
MA Landlord vs Tenant Appliance Repair
The answer depends on who is supposed to provide the appliance. Under the state housing code, the landlord must provide a cooktop, oven, and refrigerator, unless the tenant agrees in writing to provide them. If the landlord provides the appliance, the landlord keeps it working. If the tenant provides it by written agreement, the tenant maintains it.
Some websites say the landlord pays only if the appliance was there at move-in. That is a simplified version. The state guidance starts from the landlord providing these appliances and then allows a written exception. Always read your lease and check the actual rule.
Stove, Oven, and Refrigerator: What the Sanitary Code Says
The Massachusetts State Sanitary Code (105 CMR 410) sets minimum standards for rental housing. For kitchens, the code covers the following.
Landlord Duties for Kitchen Appliances
- A cooktop and oven in good working condition, with at least 1.7 cubic feet of oven space
- A refrigerator with a freezer in good working condition
- Space and a proper electrical outlet for the refrigerator, and for the cooktop and oven
- Two wall outlets in the kitchen, in addition to those appliance outlets
- A fix within 24 hours when a stove or fridge is missing or not working, unless the tenant agreed in writing to provide it
Equipment that the landlord installs, such as a dishwasher, dryer, or range hood, must be properly installed and maintained by the landlord. The code also lets a landlord remove a landlord-owned appliance for repair or replacement with reasonable notice. These duties protect tenants, but they still depend on the lease.
When the Tenant Pays for Appliance Repair
A tenant pays when the tenant is responsible for the appliance. That usually happens in one of two ways.
First, the lease may say in writing that the tenant provides the refrigerator or stove. If so, the tenant must maintain it. Second, equipment that the tenant installs, such as a personal appliance, belongs to the tenant, so repair is the tenant's cost.
The exception requires a written agreement, so the lease matters most. Local rules can also apply, so check with your local board of health if you are unsure. Tenants should read the lease before signing and ask what comes with the unit.
Washer Repair and Dryer Repair: Who Pays?
Laundry appliances are less clear. The code's kitchen rules cover the stove, oven, and refrigerator. The state guide says the lease should state whether a major appliance, such as a washing machine, comes with the unit. So the lease should also say who maintains a washer or dryer.
A simple rule helps. If the landlord installed the equipment and it is included in the rental, the landlord generally maintains it. If the tenant brought the washer or dryer, the tenant pays for washer repair and dryer repair. When the lease is silent, put the question in writing before a breakdown, so everyone knows who to call.
How to Request an Appliance Repair in Massachusetts
- A clear request prevents delays. Follow these steps.
- Tell the landlord what is wrong, as soon as it happens
- Put the request in writing, such as an email or letter, and keep a copy
- Take dated photos or video of the problem
- Keep notes on any replies or visits
- Give reasonable access for the repair
If the landlord does not respond to a serious problem, a tenant can ask the local board of health to inspect. The state guide says a landlord may not punish a tenant for reporting Sanitary Code violations. Before withholding rent or moving out over a repair, the guide advises speaking with a private lawyer or legal services first.
Same-Day Appliance Repair for Landlords and Tenants
A broken fridge or stove cannot wait long. Food spoils quickly, and the housing code treats a non-working refrigerator or cooktop and oven as an urgent repair, with a 24-hour fix unless the tenant agreed to supply it.
That is where same-day appliance repair helps. A fast visit can solve the problem before it becomes a dispute. Landlords can book repairs quickly. Tenants responsible for their own appliance can do the same. Tell the technician the brand, model, and symptoms, and keep the receipt for your records.
Appliance Services for Massachusetts Rentals
Many problems are common in rentals. Fridge repair covers a warm fridge, a noisy compressor, or a leak. Oven repair covers uneven heat, a failed igniter, or a broken element. Washer repair and dryer repair cover leaks, drain problems, and no-heat complaints.
Appliance services also help landlords with regular upkeep. Some providers can set up a property maintenance account for landlords who manage more than one unit, which can simplify scheduling and records. A technician can also tell you whether a repair is worth the cost or whether the appliance is near the end of its life.
Deciding Who Pays: A Simple Checklist
When an appliance breaks, work through these questions.
- Did the landlord provide the appliance as part of the rental?
- Does the lease say in writing that the tenant provides it?
- Was the equipment installed by the landlord or brought by the tenant?
- Is it a stove or fridge, which the code treats as urgent?
If the landlord provided it, the landlord generally pays. If the tenant provided it by written agreement, the tenant pays. If the lease is unclear, ask in writing and keep records. When the dispute is serious, a local legal aid office or your board of health can explain your options.
Get Appliance Repair Without the Back-and-Forth
Whoever pays, a broken appliance needs a fast, honest fix. Book your appliance repair in Massachusetts with Common Appliance Repair today. Our technicians repair fridges, ovens, stoves, washers, and dryers, and offer same-day appliance repair when schedules allow.
Book a repair online to get the appliance working again.
