Introduction
California is always at the forefront of landlord-tenant legislation, and 2026 brings one of the most significant updates for rental property habitability: Assembly Bill 628 (AB 628). This new law officially adds a working stove and refrigerator to the list of essential requirements for rental units, redefining what it means for a property to be “habitable” in the eyes of the law.
For property owners and managers, understanding AB 628 is critical to ensure compliance, avoid legal issues, and maintain high tenant satisfaction. Here’s what you need to know.
What AB 628 Requires
Prior to AB 628, California Civil Code § 1941.1 required rental units to include functioning plumbing, heating, and electrical systems, but did not mandate appliances such as refrigerators or stoves. AB 628 changes this. Starting January 1, 2026, landlords must ensure that rental units offered under new leases, renewals, or lease amendments include:
- A functioning stove – capable of safely generating heat for cooking.
- A functioning refrigerator – capable of safely storing food at proper temperatures.
A rental unit without these appliances in applicable leases may now be considered uninhabitable, potentially exposing landlords to legal claims or lease violations.
When AB 628 Applies
AB 628 applies to most residential leases under the following circumstances:
- New leases signed on or after January 1, 2026
- Lease renewals starting on or after January 1, 2026
- Lease amendments or extensions made on or after January 1, 2026
Existing leases signed before 2026 are not automatically affected unless they are renewed or amended after the law takes effect. This means property owners need to review upcoming lease renewals and amendments to ensure compliance.
Tenant-Provided Appliances Option
AB 628 does allow for some flexibility. A tenant may supply their own refrigerator, but only under written agreement at the time the lease is signed. Key points include:
- The lease must clearly indicate the tenant is providing the refrigerator.
- If the tenant later decides they no longer want to supply their own fridge, they can provide 30 days’ written notice, after which the landlord must install a compliant refrigerator.
- The landlord is not responsible for maintaining a tenant-supplied fridge, but is responsible if the tenant requests one later.
Important: Landlords cannot require tenants to provide their own appliances as a condition of renting.
Exemptions
Certain types of housing are exempt from AB 628 requirements, including:
- Single-room occupancy units (SROs)
- Residential hotels or shared kitchen arrangements
- Permanent supportive or assisted living housing
- Senior housing with communal food preparation areas
For these types of units, the law recognizes that shared appliances or specialized living arrangements already provide sufficient access to cooking and refrigeration.
Practical Implications for Property Managers
AB 628 has direct operational and financial impacts for landlords and property managers:
- Unit Evaluations: All units offered for new or renewed leases must be checked to ensure stoves and refrigerators are present and in working condition.
- Maintenance Budgets: Landlords should plan for ongoing maintenance, repair, or replacement of these appliances as part of standard habitability compliance.
- Lease Updates: Lease agreements must reflect AB 628 provisions, including options for tenant-supplied refrigerators where applicable.
- Compliance Monitoring: Units that fail to meet appliance requirements could be considered uninhabitable, potentially leading to legal exposure or tenant claims.
Why AB 628 Matters
This law represents a major shift in California rental housing standards. Refrigerators and stoves are now recognized as essential, not optional, reducing the burden on tenants who otherwise may have to purchase these appliances themselves. The goal is to:
- Ensure minimum habitability standards for all rental homes
- Improve tenant quality of life
- Clarify landlord responsibilities regarding appliances
For property owners, AB 628 provides clear guidance and eliminates ambiguity about what must be provided in rental units, making compliance straightforward with proper planning.
Key Takeaways
- Mandatory Appliances: All new, renewed, or amended leases must include a functioning stove and refrigerator.
- Tenant Option: Tenants may supply their own refrigerator if agreed in writing.
- Exempt Units: SROs, residential hotels, senior housing with shared kitchens, and supportive housing are exempt.
- Compliance: Landlords must maintain appliances in good working order and respond promptly if tenants request replacements.
- Legal Risk: Non-compliance could render a rental unit uninhabitable under California law.
Conclusion
AB 628 sets a new standard for rental housing in California. For property owners and managers, staying ahead of these changes ensures compliance, protects investments, and improves tenant satisfaction. At Boutique Property Management, we help property owners navigate evolving regulations like AB 628 and ensure every rental meets the highest habitability standards.For more information about AB 628 compliance or to discuss how it affects your rental portfolio, contact us at 818-696-4498 or su*****@**************mt.com.