Top 3 Household Items Landlords Aren’t Required to Give to Tenants

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In today’s session, I’m going to be talking about the three household items that aren’t required but are commonly thought of as required by landlords.

 

 

A common misconception is that landlords should provide everything to keep tenants happy. You’re good as long as you comply with state laws, but it’s okay to be generous if it isn’t a burden.

Here are the three most common items many landlords believe they must provide for tenants but don’t really have to.

 

#1 Blinds

 

Many of our tenants will walk in and say, “Hey, my blinds are broken,” or “if the blinds are broken, you do have to replace them.”

If they are missing, you don’t actually have to provide them. But unfortunately, a lot of times, what ends up happening is tenants will screw their own curtains.

They will also put blankets up, and it will look really unsightly. We usually install mini blinds for about $10 a piece, but it isn’t required.

That said, while the law doesn’t require landlords to provide blinds or curtains, it’s pretty common for landlords to at least supply curtain rods or rails in main living areas and bedrooms. This small gesture can save you from patching up new holes in your walls—tenants are far less likely to drill into your plaster if you’ve already provided the basics. Plus, giving them a way to cover windows from day one helps avoid the “blanket nailed to the wall” look.

If you’re thinking about blinds, keep in mind that they need to meet child safety standards. As for curtains, we only leave them if they’re already in good shape when we take over the property—otherwise, most renters want something that matches their own taste anyway. So, while you’re not on the hook for supplying window coverings, providing the hardware is a smart move that keeps your place looking tidy and saves you headaches down the line.

#2 Shower curtains

 

Shower curtains are a basic part of having a shower in a rental unit. Yet, not all landlords have to include them in the unit.

Typically, we will provide the rod for the shower curtain. But because of health reasons such as potential bathroom mold, many times we will not provide it.

In Massachusetts, it isn’t required to provide shower curtains in properties for rent. 

Some other appliances that you do not need to provide are washing machines and AC window units. These are also additional things that your tenant might say, “Well, the previous landlord did this.”

That said, there are other small bathroom fittings that can make your property much more tenant-friendly, even though they aren’t mandatory. Things like a bathroom cabinet, towel rails (heated or not), hooks, and loo roll holders aren’t required by law, but they’re thoughtful touches that can help avoid tenants drilling into your bathroom walls. These little upgrades aren’t expensive and add a sense of completeness to the space.

While not compulsory, installing an extractor fan in the bathroom is another smart move. It’s a common addition that helps reduce the risk of damp and mold—issues every landlord wants to avoid. Even though you’re not obligated to provide these features, they’re worth considering for the long-term upkeep of your rental and a better tenant experience.

Do You Have to Provide a Cooker or Curtain Rails?

A common question new landlords ask is whether they’re required to supply appliances like cookers (stoves) or items like curtain rails in rental properties.

When it comes to cookers, there’s no hard-and-fast law saying you must install one. However, we highly recommend it from a practical perspective. Most tenants expect a working stove the day they move in, and having one in place—whether it’s gas or electric—makes the property far more appealing. In fact, the lack of a cooker can be enough to turn some potential renters away altogether. We typically provide one to avoid complaints and extra hassle down the line.

Curtain rails, on the other hand, fall into a bit of a gray area. Legally, you don’t have to provide them, but it’s almost always a good idea. When you install the rails yourself, you know they’re secure and properly fitted. Plus, it prevents tenants from drilling their own holes, which can lead to all sorts of DIY disasters or unsightly damage. It’s such a simple, inexpensive fix that can save you from headaches later on.

So, while you aren’t strictly obligated to provide either, both a cooker and curtain rails make for a smoother tenant experience and help maintain your property’s appearance.

 

#3 Fridge

 

Appliances and White Goods: What’s Actually Required?

Let’s talk kitchen appliances—what absolutely needs to be there, and what’s just a nice-to-have. If your rental comes with a kitchen decked out for built-in appliances (think those fitted spaces for a dishwasher or stove), then yes, you’ll need to provide the appropriate appliance for that space. No tenant wants to stare at a gaping hole where an oven should be.

But when it comes to free-standing white goods, like a fridge or washing machine, you’re mostly off the hook. The essentials boil down to a working stove or cooktop. That’s the one appliance you really shouldn’t skimp on because, let’s face it, everyone needs to eat. Beyond that, the fridge, freezer, washing machine, or even a dishwasher are more of an optional extra—not strictly required by law in an unfurnished rental.

Many landlords, including us, still choose to include a decent fridge or freezer to make the unit more appealing. If you do provide any appliance, though, just know that you’re on the hook for repairing or replacing it if it gives up the ghost.

And a quick word on safety—if you supply things like toasters, kettles, or microwaves, make sure you’re getting them tested regularly. Portable Appliance Testing (PAT) is a small step, but it keeps everyone (and your investment) much safer.

Now the biggest one that comes as a surprise to most people is that a fridge is not required. So you should provide a stove, obviously, you don’t have to provide things like dishwasher disposal because it’s not always necessary. 

Many landlords wonder about other appliances—especially dishwashers. If you have an integrated dishwasher, you essentially have two options: either supply it and ensure it’s in good working order, or remove it completely and replace the space with a cupboard. Tenants do appreciate the convenience of a dishwasher (some even request plumbing be added for one), but you’re not obligated to provide one unless it’s already built into the kitchen. If you do choose to include a dishwasher, consider buying a new unit with a warranty to avoid future maintenance headaches.

The bottom line: with items like fridges, dishwashers, and disposals, it’s really about weighing convenience for your tenants against your own responsibility for repairs and replacements. If you provide an appliance, you’ll be expected to maintain it—so make sure you’re comfortable with that commitment before deciding what to include in your rental.

Technically, there’s no legal requirement demanding landlords supply a fridge—or even an oven—in a rental unit. The law simply says that the property must have facilities for the preparation and cooking of food, but it doesn’t spell out which appliances those must be. Most landlords, ourselves included, do provide an oven and hob as a standard feature, since it’s just practical. But when it comes to the fridge, it’s more of a courtesy than an obligation.

From a practical standpoint, it’s smart to consider the tenant’s experience. While you aren’t required to provide a vented extractor fan in the kitchen, installing one can help prevent condensation and mold, saving you headaches down the line. It’s one of those “not mandatory, but highly recommended” items.

So, while tenants might expect a fridge or even say, “Well, my last place had one,” just know you’re not legally on the hook for it.

 

What About Cookers in Rented Properties (Especially HMOs)?

Another hot topic that pops up—especially in shared houses (HMOs)—is whether landlords must provide, or install, a cooker. Understandably, this causes confusion because everyone needs a way to prepare real meals, not just rely on the microwave.

Here’s the deal: While there isn’t always a strict legal requirement in Massachusetts (and indeed, in many states or localities), it’s considered best practice to supply a basic cooking appliance like a stove or cooker. This is especially true in HMOs, where shared kitchen facilities are expected as a standard amenity. In most cases, rental properties must provide safe and reasonable means for tenants to cook, but the law might not specifically demand an installed oven or hob.

If you choose not to provide a cooker, keep in mind:

• Tenants may try to install their own, which opens the door to safety risks and improper electrical work—especially if it requires hard-wiring.
• In HMOs, complex electrical jobs are often off-limits to independent electricians unless certain building standards and permissions are met.
• Housing associations or landlords are generally responsible for repairs to any appliances they provide, but if it’s not included, responsibility shifts to the tenant for both purchasing and safe installation, which can be a headache.

Bottom line: While a cooker might not be legally required everywhere, supplying one ensures tenants have a functional kitchen, helps avoid complaints, and keeps everyone safer. Unless you want to field calls about missing dinners and frustrated tenants, it’s a good idea to include a stove or cooker in your rental—particularly in shared homes.

Anything that you provide you have to make sure that you maintain, and replace it if it breaks. But with a fridge, you do not have to.

99% of the units that we have provided a fridge, and I do suggest it for you but it is just something of a knowledge base that you should have.

That doesn’t mean you have to, and we try to set those expectations in advance.

What Landlords Are Required to Provide

While the above items aren’t legally required, there are a few essentials that every landlord must supply to keep their property compliant and, more importantly, safe:

Smoke Alarms & Heat Detectors

• Smoke alarms are a must on every floor of a rental property. For single-family units, battery-operated alarms usually do the trick, but if you’re dealing with a larger property or an HMO (House in Multiple Occupation), hard-wired alarms are often necessary.
• Best practice? Have them tested annually and follow the manufacturer’s placement instructions—typically in hallways or landings.
• For newer or recently converted buildings, regulations may require heat alarms in kitchens, especially if there’s no door separating the kitchen from the main escape route. Even though it’s not legally required everywhere, the London Fire Brigade suggests installing a heat alarm in the kitchen to avoid that “burnt toast” false alarm scenario.

Carbon Monoxide Alarms

• If your rental has any fixed combustion appliances (think boilers, wood-burning stoves, fireplaces—but not gas cookers), you need to provide a carbon monoxide alarm in each room that has one.
• These should be tested regularly. Many landlords use 10-year battery alarms and track expiry dates in their calendars or property management software.

Light Fittings & Electrical Safety

• You must ensure all light fittings are safe. On top of that, your property needs a satisfactory EICR (Electrical Installation Condition Report) at least every five years.

Flooring

• The flooring you provide should be safe. Exposed floorboards are fine as long as they’re secure and not a tripping hazard. Just leaving underlay or grippers and expecting tenants to finish the job? Not acceptable.

Secure Doors & Locks

• All exterior doors need to be secure with properly functioning locks. It’s also a good idea (and sometimes a requirement) to change the locks between tenants, especially after buying a new property.

Setting expectations with your tenants about what is and isn’t included up front can save everyone a lot of headaches down the road. This way, you stay compliant and your tenants know exactly what to expect—no more, no less.

 

A quick legal reminder

While landlords aren’t required to provide every household item, there are some things you are absolutely required by law to supply and maintain—namely, heating and hot water. For example, under section 11 of the Landlord and Tenant Act 1985, landlords must “keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.” The Homes (Fitness for Human Habitation) Act 2018 also requires landlords to keep the property free from hazards and fit for human habitation. So while you can skip the fridge or shower curtain, you can’t skip the boiler repair!

Weighing the Pros and Cons of Going the Extra Mile

So what happens if you decide to go above and beyond those bare minimum requirements? There are definite upsides—but a few potential pitfalls, too.

On the plus side, offering extra items—like an upgraded fridge, a microwave, or even small touches like shelving—can make your property far more appealing. Tenants often remember the units that made move-in easier or simply felt “ready to live in.” That first positive impression, believe it or not, can help attract great tenants and may even nudge them towards longer leases or renewed contracts. Renters notice when a landlord cares, and that often comes back as better upkeep and communication from them, too.

But, here’s the flip side: every added amenity increases your upfront costs and long-term responsibility. If you install that fancy dishwasher or window AC, you’re on the hook for repairs and replacements down the line—not just at move-in. The more you include, the more you have to maintain. You’re also narrowing your target market a bit. For some renters, these extras are a selling point; for others, especially those looking to bring their own appliances, it’s not as important.

Bottom line: It’s all about finding the sweet spot between offering value and keeping your sanity (and budget) intact. Carefully consider your typical renter—are they expecting “move-in ready” or just the basics? That answer will guide how far you should go.

 

What About Repairs for Essential Appliances?

When it comes to essential appliances like ovens and stovetops, there’s a bit of a gray area—but some basics are fairly clear.

If an appliance is provided as part of the tenancy (meaning, it was there when the tenant moved in and is listed on your inventory), then the landlord is generally responsible for making sure it works and is safe. In Massachusetts and most states, this means if your oven or hob suddenly calls it quits, it’s on the landlord to arrange for repairs or a replacement within a reasonable timeframe.

Now, what exactly counts as “reasonable” can vary, but if the lack of a functioning appliance leaves your tenant unable to prepare proper meals—especially with young children at home—then repairs should be addressed as soon as possible. While sandwiches are fine for a snack, a few days without cooking facilities is more than just a mild inconvenience.

As for reimbursement for extra expenses, like having to buy pre-cooked meals, it’s not typically required under standard tenancy law. However, in some situations, if the downtime is excessive or the landlord delays unreasonably, tenants might have grounds to request compensation or withhold a portion of rent. It’s always best for both parties to communicate openly—sometimes, simply splitting the cost of ready meals or providing a temporary hot plate can help everyone get through a surprise appliance breakdown.

Setting clear expectations up front, and keeping lines of communication open, can prevent a minor inconvenience from becoming a major point of tension.

 

Including a “No Repairs or Replacements” Clause for Appliances

A question that often pops up is whether you, as a landlord, can add a clause to your tenancy agreement that says you’re not responsible for repairing or replacing certain appliances—like a fridge, washing machine, or other white goods you’ve supplied.

The short answer is yes, you can. If you decide to provide an appliance simply because it came with the property, or as an added bonus for the tenant, you’re allowed to state in your lease that while the tenant can use it, you won’t be on the hook for future repairs or replacements.

We’ve seen landlords include a specific clause in the lease to make this crystal clear. For example, you might say that tenants can use the appliance “as-is,” but if it breaks, it’s their responsibility to repair or remove it. Just remember—if you go this route, it’s essential to spell things out upfront in your lease. Setting the right expectations avoids confusion and, more importantly, headaches down the line.

We always recommend having this conversation (and putting it in writing) during lease signings, so everyone is on the same page about who’s responsible for what. Transparency helps keep your rental relationships smooth and stress-free.

 

Dealing with Appliance Installation Challenges in HMOs

So what happens if you want to install an appliance—let’s say a cooker—but you keep hitting brick walls because of HMO regulations or property management red tape? We see this now and again, especially in larger managed buildings or housing association properties.

First, it’s important to know that while a rental space may have a spot for an appliance, landlords (or housing associations) aren’t necessarily required by law to supply or install certain items, like cookers. Some regulations, especially in HMOs (Houses in Multiple Occupation), require that there are adequate cooking facilities available, but these don’t always specify who must provide them—or ensure they’re installed.

If you (or your tenant) are stuck:

• Check Your Lease Agreement: Sometimes, the tenancy agreement will spell out exactly what’s included and who’s responsible for installation.
• Review Local HMO Rules: Local councils usually have guidelines for HMOs. These may state whether cooking appliances must be present and who is responsible.
• Communicate with Property Management: If a housing association or property manager insists it’s not their responsibility, ask them for their official policy in writing. You can also request written confirmation that you, as the tenant, are allowed to arrange professional installation.
• Select the Right Professional: Many electricians avoid work in HMOs due to additional compliance checks. Always look for a registered electrician familiar with HMO safety standards—check their accreditation (like NICEIC or NAPIT in the UK).
• Stay Safe: Don’t be tempted to install appliances yourself or use unqualified help just to get it done quickly. Improper installation can be dangerous and may invalidate your tenancy agreement or property insurance.
• Seek Mediation if Needed: If you keep running into obstacles, local tenancy advisory services or Citizens Advice Bureau can step in, clarify your rights, and mediate between landlord and tenant.

The key is to clarify responsibilities up front and always follow local rules. And remember, if it isn’t required or agreed in your tenancy, it’s often the tenant’s responsibility to supply and install—but always double check before you act.

 

Other Minor Items Landlords Sometimes Provide

There are a handful of inexpensive household staples that, while not required, landlords may choose to provide for convenience and to make the place feel more welcoming. These aren’t enough to classify the property as “furnished,” but they do help tick a few boxes for new tenants.

Some common examples you might see include:

• Lamp shades – Easy to replace and cost-friendly, lamp shades can save tenants a trip to IKEA.
• Door mats – These help keep common hallways tidy and give a good first impression.
• Kitchen rubbish bins – Not every unit comes with one, but tossing one under the sink can be a nice touch for move-in day.
• Toilet paper holders and towel racks – While part of bathroom fixtures, these little details save tenants from creative towel piling.

We stick to providing these kinds of items because, if they go missing or wear out, they’re cheap and straightforward to replace. The idea is to keep things simple for both the owner and the tenant, without overcommitting to what needs to be supplied or maintained.

 

Understanding the Proposed Decent Homes Standard

Let’s talk about a big change on the horizon for rental properties—something called the Decent Homes Standard. In July 2025, the government put forward plans to set a single, unified bar for what qualifies as a “decent” home across both private and social rentals.

So, what does this actually mean if you own or manage a rental? If the proposals move ahead (which could take until at least 2035, given the legislative process), your property would need to meet five main benchmarks:

• No serious health hazards: The home must be free from major safety risks—think issues like dangerous wiring, significant mold, or structural hazards.
• Good repair: Everything should be kept in reasonable condition. That means no leaky roofs, broken windows, or plumbing problems left to chance.
• Modern facilities: Kitchens, bathrooms, and essential services should be up-to-date and suitable for everyday living.
• Proper insulation and heating: The property must offer an adequate level of warmth, ensuring tenants aren’t left shivering in the winter.
• No persistent damp or mold: Properties must remain dry and healthy, addressing an issue that’s the bane of pretty much every renter’s existence.

We always encourage our landlords to stay ahead of these changes. Keeping your rental up to standard not only protects your investment, but also makes life better for your tenants—no one loses in that scenario!

 

The Renters’ Rights Act: Rethinking What to Provide

With the upcoming Renters’ Rights Act shaking things up, a lot of landlords are reevaluating what they include in their rental units—especially when it comes to unfurnished properties. The main reason? Flexibility. The Act will make it easier for tenants to move out at short notice (typically needing only two months’ notice), which can make heavy investments in furniture or extra amenities feel like more of a risk for landlords.

This shift pushes many of us toward offering spaces that are clearly unfurnished. By doing so:

• Startup and ongoing costs stay manageable. The less you provide, the fewer items you’re on the hook to repair or replace if something breaks.
• Liability for wear and tear from pets is limited. Since the new law increases tenants’ rights to have pets (including cats and dogs), minimizing furnished items also minimizes potential damage to your property.
• Expectations are easier to manage. Avoiding that gray area of “part-furnished” units makes it clearer for everyone what’s included—and what isn’t—right from the start.
• Less risk of short-term lets. With tenants able to come and go more freely, providing fewer permanent fixtures makes it less likely that someone will use your property as a quick stopover.

Ultimately, the new legislation encourages landlords to keep things simple and to focus on essentials. Curtains rods and bathroom cabinets might make settling in easier, but you’re under no legal obligation to provide more than the basics (and sometimes, not even those). Most importantly, you’re protecting yourself from unnecessary costs and blurred lines about who’s responsible for what—a win-win in the changing rental landscape.

 

When Tenants Refuse Appliance Delivery

Let’s talk about what happens if you’ve arranged to replace an appliance—like a cooker—and the tenants refuse to accept delivery or fitting.

First off, it’s essential to communicate clearly with your tenants beforehand about what’s being delivered and when. Most of the time, issues arise simply because expectations weren’t set from the beginning or there’s a misunderstanding about what’s being provided. If tenants refuse a reasonable replacement and you incur extra costs because of it (for example, needing to reorder a different appliance or pay another delivery fee), you’re within your rights to seek recovery of those extra costs.

The best course of action is:

• Document the original agreement, correspondence, and any notification you provided about delivery.
• Ask the tenants why they refused the delivery and see if it was a reasonable objection or simply a preference.
• If their refusal was unreasonable and you can show evidence of extra incurred costs stemming directly from that refusal, you may be able to claim these expenses—either by withholding from their security deposit (subject to local laws and proper documentation) or seeking reimbursement.

Of course, before charging anything, always ensure you’ve given written notice and tried to resolve the misunderstanding. Open communication goes a long way here. If it can’t be resolved directly, mediation or, as a last resort, a small claims process might be options to recover your loss.

In short: If your tenants refuse entry for a legitimate replacement, and this costs you extra, you generally do have grounds to recover those costs—just keep everything well documented and above board.

 

Why Let a Property Unfurnished?

So, why do we see more landlords leaning toward letting properties unfurnished these days, instead of going fully or even partly furnished? There are a few practical reasons behind this trend—beyond just avoiding “no-man’s-land” situations with mismatched or leftover furniture.

First off, the numbers: the more you provide, the more you’re responsible for when things inevitably wear out or break down. Every extra couch or dresser not only adds to your initial investment but can become another repair ticket or replacement cost down the road. By keeping things simple and unfurnished, you keep those ongoing costs and “I need a new dining chair” calls much lower.

There’s also the matter of flexibility. Many renters actually prefer the blank canvas of an unfurnished apartment—it lets them make the space their own, move in sooner, and avoid shuffling out stuff they don’t want or need. As a bonus, going unfurnished sidesteps a lot of that confusion about what, exactly, is included in the rent.

Recently, regulatory changes—like anticipated updates to tenancy laws—mean that tenants can leave with shorter notice or are allowed to have pets without as much red tape. This can mean more frequent turnovers and more wear and tear. With fewer items in the property, there’s less risk of damage and less hassle when tenants (and their pets!) move in or out.

At the end of the day, it’s about striking that right balance between staying competitive and keeping your property management smooth and wallet-friendly. Even though some small additions, such as curtain rods or bathroom shelves, can go a long way toward making a rental feel like home, committing to a fully furnished setup isn’t always necessary—or the best move for everyone.

 

Light Fittings

When it comes to light fittings in an unfurnished rental, the rules are pretty straightforward. Landlords are expected to make sure the property is safe and that all light fixtures are working properly at the start of a new tenancy.

You aren’t required to provide fancy fixtures or lampshades—just make sure there’s a safe way for tenants to add their own bulbs. The key here is electrical safety, so your rental should have a recent Electrical Installation Condition Report (EICR)—in Massachusetts, that means within the last five years.

Most landlords leave basic fittings in place, but tenants can personalize with their own shades or light bulbs if they’d like. As long as the wiring is safe and functioning, you’ve met your obligation.

 

Our commitment

If you or anyone else you know is looking for a proactive property manager that can be able to guide you through household items landlords aren’t required to provide in their rental properties, please think of Green Ocean Property Management: where you get more than a property manager, you get peace of mind.