Introduction
A landmark change is coming to California’s landlord-tenant regulations. Beginning January 1, 2026, rental units in California must include not only running water, heat, and electricity but also a working refrigerator and stove. Assembly Bill 628 (AB 628) was signed into law by Gavin Newsom on October 6, 2025. It expands the “warranty of habitability” for rental housing.
Below, we’ll explore what the law requires, how it affects landlords and tenants, and practical steps for compliance.
What AB 628 Requires
- Effective for leases entered into, renewed, or amended on or after January 1, 2026.
- Mandatory appliances: Each rental unit must include a stove capable of generating heat and a refrigerator capable of safely storing food, both in good working order.
- Recall requirement: If a stove or refrigerator is subject to a manufacturer or government recall, the landlord must repair or replace it within 30 days of notice.
- Tenant-provided refrigerator exception: A tenant may supply their own refrigerator only if the lease includes a writing stating this agreement. If the tenant later gives written notice that they no longer wish to provide their own, the landlord must supply a refrigerator.
- Exemptions: Units with shared kitchens (e.g., SROs), permanent supportive housing, and certain residential hotel or assisted-living units are exempt.
Why This Law Was Passed
Historically, many Californian rental units lacked a built-in refrigerator. For many renters, having to purchase or move their own appliance just to occupy a unit created a hidden cost. With AB 628, legislators officially recognize that a refrigerator and stove are not amenities but necessities for lawful habitability.
This requirement also helps simplify standards across jurisdictions—units missing those appliances can now be considered “untenantable,” similar to a home lacking plumbing or heating.
Implications for Landlords & Property Managers
Cost & Budgeting Considerations:
- Upfront costs for purchasing and installing compliant appliances must be factored into operations.
- Even units already including a fridge/stove must ensure both appliances are in “good working order,” or risk habitability liability.
- Given California’s rent-capped environment (particularly under AB 1482), increasing rent to offset appliance costs may not always be feasible.
- Asset owners should update lease forms, inspections, appliance logs, and maintenance policies in tandem with this law to protect against claims of non-compliance.
Operational Risks & Legal Exposure:
- A unit lacking a working fridge or stove may legally become untenantable—enabling tenant rent withholding, early lease termination, or “repair-and-deduct” claims.
- Documentation becomes critical—keeping records of appliance condition at move-in and ongoing maintenance helps defend against habitability lawsuits.
Competitive Marketing Advantage:
- Rentals furnished with included, reliable appliances stand out. While the law imposes requirements, it also provides an opportunity for property owners to boost market appeal in competitive regions such as San Diego or Los Angeles.
Action Plan for Compliance (Before Jan 1, 2026)
- Audit all units – Identify which units already include compliant refrigerators and stoves versus those that need upgrades.
- Standardize appliance models – Select reliable, cost-efficient options across your portfolio to simplify maintenance and replacements.
- Update lease language – Add clauses listing the provided appliances (make/model/age), maintenance responsibilities, and the tenant-provided fridge opt-out if applicable.
- Document thoroughly – At turnover, capture photos, serial numbers, condition of appliances, and ensure your file for each unit is audit-ready.
- Budget for installation & service – Include anticipated appliance replacement reserves in your annual property budget.
- Notify tenants – If upgrades will be made or leased units affected by the law, send a friendly notification explaining the upcoming compliance and improvements.
Final Thoughts
While AB 628 imposes an added regulatory layer and cost burden for California landlords, it also clarifies expectations, reduces ambiguity around habitability, and highlights appliance inclusion as a standard feature rather than a value-add. For property owners and managers prepared to act, this change becomes a growth opportunity—modernizing units, strengthening leasing appeal, and mitigating legal risk.
Ultimately, the deadline of January 1, 2026 is fast approaching. If you haven’t already started auditing and upgrading, the time to act is now.
Sources:
- California Apartment Association – “Working stove, refrigerator required in rental units under newly signed law.” (Oct 10, 2025)
- Choosermg Blog – “Basic Appliances Now Required for Rentals – AB 628.” (Oct 15, 2025)
- Realicore – “Providing Appliances for Tenants – New California Law, AB 628.” (Oct 10, 2025)
- Coastline Equity – “Do California Landlords Have To Provide Appliances? Guide for 2025-26.” (Oct 13, 2025)
- Los Angeles Times – “A fridge for every apartment in California, thanks to a new law.” (Oct 8, 2025)
