Providing Appliances for Tenants - New California Law, AB 628, and What It Means for Your Rental Properties
California’s New Law, AB 628: What It Means for Landlords
Effective Date: January 1, 2026
Applies To: All new, renewed, or amended residential leases in California
Overview
On October 6, 2025, Governor Gavin Newsom signed Assembly Bill 628 (AB 628) into law. This bill updates California’s landlord-tenant requirements by expanding the definition of what makes a unit “tenantable.”
Starting January 1, 2026, landlords must include and maintain a refrigerator and a stove in all new, renewed, or amended residential leases. This change is part of a broader effort by the state to ensure basic living standards for tenants across California.
There is a possibility of a tenant opting out of having a landlord-provided fridge and using their own, but you should read further to see all of the details included in AB 628.
Key Requirements of AB 628
1. Refrigerator and Stove Now Required
Under the revised Civil Code §1941.1, every rental unit must have:
A stove that safely provides heat for cooking and is in good working order.
A refrigerator that safely stores food and is in good working order.
These appliances are no longer optional. They are now considered essential for a dwelling to be legally habitable.
2. Repair and Replacement for Recalls
If a stove or refrigerator is recalled by a manufacturer or government agency, the landlord must repair or replace the appliance within 30 days of receiving notice of the recall.
3. Tenant-Provided Refrigerator Option
Landlords may allow tenants to use their own refrigerator, but only if both parties agree in writing at the time the lease is signed.
The lease must include specific disclosures explaining this arrangement.
If the tenant later decides they no longer wish to provide their own refrigerator, they can give 30 days’ written notice, and the landlord must install a refrigerator in working order.
The landlord is not responsible for maintaining a tenant-provided refrigerator.
A landlord cannot require a tenant to provide their own refrigerator as a condition of renting the unit.
4. Exempt Units
AB 628 does not apply to certain types of housing, including:
Permanent supportive housing
Single-room occupancy (SRO) units with shared or communal kitchens
Residential hotels or other facilities with shared kitchen spaces
How This Law Affects Landlords
Added Costs
Landlords who currently lease units without a refrigerator or stove will need to install them before any new, renewed, or amended lease is signed after January 1, 2026.
Even landlords who already provide appliances should assess their condition to ensure they are in “good working order.” Costs to consider include:
Purchasing new appliances
Routine maintenance and repairs
Replacement costs due to recalls
Administrative work to track appliance condition and warranty information
Legal Risk
A unit that does not meet these requirements may be considered “untenantable.” This could give tenants legal grounds to withhold rent, terminate their lease, or pursue other remedies under California’s habitability laws.
Failure to comply may also lead to local code enforcement actions or lawsuits, depending on the jurisdiction.
Cash Flow Considerations
These new expenses may affect operating budgets and returns. In rent-controlled areas, it may not be possible to offset costs through rent increases. Landlords should work with their property managers to plan for appliance-related expenses in upcoming budgets.
Here Is How Realicore Property Management Will Keep You Compliant:
Realicore’s Recommended Actions:
Starting 2025
• (Landlord) Budget for appliance installation or replacement as needed.
• (Property Management) Review your lease agreements and update them to include new appliance clauses and tenant-provided refrigerator disclosures.
• (Property Management) We will train our property management and maintenance teams on the new requirements.
Starting January 1, 2026
• (Property Management) Ensure every new, renewed, or amended lease includes a stove and refrigerator in good working order, or a written tenant agreement for their own refrigerator.
• (Property Management) Track and respond to recall notices and appliance maintenance requests within 30 days.
• (Property ManagementKeep documentation of all appliance purchases, repairs, and replacements for compliance purposes.
Have More Questions?
Realicore Property Management is dedicated to managing your rental properties efficiently and effectively. Our goal is to maximize your return on investment while keeping you in compliance with new landlord / tenant laws in the State of California. If you are in need of Property Management Services in the Inland Empire or San Diego, please view our Service Area and Contact Us so we can help!
