What Appliances Must Landlords Provide UK?

What appliances are legally required?

None specifically. There's no law requiring landlords to provide appliances like washing machines, dishwashers, or fridges. However, you must provide a means for cooking and heating water to make the property habitable.

The key distinction is between appliances (white goods, fridges, washing machines) and essential installations (heating, hot water, cooking facilities). While appliances are optional, essential installations are required under the Homes (Fitness for Human Habitation) Act 2018.

Furnished vs unfurnished - what's the difference?

In an unfurnished let, you provide no furniture or appliances beyond essential installations. In a furnished let, you provide furniture and often appliances - and you're responsible for maintaining everything you provide.

If I provide appliances, must I maintain them?

Yes. Any appliance you include in the tenancy (listed on the inventory) becomes your responsibility to maintain, repair, or replace. This is part of your landlord repair responsibilities.

Once an appliance is included in the tenancy agreement or inventory, you cannot simply refuse to repair it. The tenant is entitled to working appliances as part of what they're paying rent for.

What about white goods (washing machine, dishwasher)?

White goods like washing machines and dishwashers are entirely optional. You can let a property without them. But if you include them, they must work and you must maintain them.

Many landlords choose not to provide washing machines because:

• They break down frequently and repairs are expensive
• Tenants often prefer to bring their own
• Reduces ongoing maintenance obligations

Cookers and ovens - the rules

You must provide a means of cooking. This could be a full cooker you provide, or simply the connection point for the tenant to install their own. Both are acceptable.

If you provide a cooker:

• It must be safe and in working order
• Gas appliances need annual Gas Safety checks
• You must repair or replace if it breaks down

If you only provide the connection:

• Gas connections must be properly capped
• Electric cooker points should be clearly marked
• The tenant provides and maintains their own cooker

What counts as 'habitable'?

Under the Homes (Fitness for Human Habitation) Act 2018, a property must have working facilities for food preparation, heating, hot water, and sanitation. This doesn't mean specific appliances - just the basic capability.

Habitable means:

• A way to cook food (cooker or connection for one)
• Hot and cold running water
• Adequate heating
• Working toilet and bath/shower
• Safe electrical and gas installations

Can I remove appliances mid-tenancy?

No. You cannot remove appliances that were included in the tenancy agreement or inventory without the tenant's consent. Removing them could be considered a breach of the tenancy agreement.

If an appliance breaks beyond repair, you must either replace it with a similar item or negotiate with the tenant about removing it (potentially with a rent reduction). You cannot simply take it away.