AB-628 Explained (2026): California’s New Stove & Refrigerator Requirements for Rentals

Beginning January 1, 2026, AB-628 changes what’s considered a “tenantable” home in California. Landlords must now provide and maintain working stoves and refrigerators for all new or renewed leases. Here’s what this means for landlords, tenants, and property managers statewide.

Key Takeaways

• Effective January 1, 2026: Landlords must provide a working stove and refrigerator for all new or renewed residential leases.
• Appliance recalls: Any recalled appliance must be repaired or replaced immediately.
• Tenant flexibility: Tenants may choose to bring their own refrigerator but must have that choice documented in writing.
• Existing leases: Requirements apply at renewal or amendment.
• Best practice: Secure addenda now to document tenant-provided appliances before renewals.

Table of Contents

• What Is AB-628?
• When Does It Take Effect?
• What Landlords Must Provide
• Tenant-Provided Appliances (BYOR Option)
• Appliance Recall Rule
• Exempt Property Types
• Compliance Checklist for Landlords
• Tenant Rights Under AB-628
• Rent Adjustments and Compliance Costs
• Patti’s Thoughts

What Is AB-628?

California’s AB-628, signed into law in October 2025, updates Civil Code §1941.1, redefining what makes a rental property “tenantable.” Starting January 1, 2026, landlords must provide and maintain two essential appliances:

• A working stove or oven for safe cooking.
• A working refrigerator for safe food storage.

Previously, these items were considered optional amenities. Now, they’re part of the minimum habitability standards that landlords must meet in every new or renewed residential lease.

When Does It Take Effect?

The law applies to leases entered, amended, or renewed on or after January 1, 2026.
That means:

• Existing fixed-term leases are not immediately affected.
• Once those leases renew or are extended, whether automatically or through addendum, the new requirements apply.
• For month-to-month tenancies, renewals occur every month, so compliance is effectively required starting in January 2026.

What Landlords Must Provide

Under AB-628, all new or renewed leases must include:

• A stove or oven in safe, working condition.
• A refrigerator that can safely store food.

Landlords are not required to provide freestanding microwaves or portable window AC units, at least for now. Built-in or permanently installed systems (dishwashers, HVAC, ranges, etc.) remain part of the landlord’s ongoing maintenance responsibility.

Tenant-Provided Appliances (BYOR Option)

AB-628 allows landlords and tenants to agree at lease signing that the tenant will bring their own refrigerator. However, this flexibility comes with four conditions:

1. The lease must clearly state that the tenant chose to supply their own appliance.
2. Landlords cannot require tenants to bring their own refrigerator.
3. Landlords are not responsible for maintaining or repairing tenant-owned appliances.

Proactive Tip for Landlords

If you currently have tenants whose leases expire in late 2025, it’s wise to prepare now. Draft and sign an addendum confirming whether the tenant intends to use their own appliances. Having this on file before renewal prevents confusion and unnecessary appliance purchases when the law takes effect.

Appliance Recall Rule

AB-628 adds a recall compliance requirement:

If an appliance provided by the landlord is under manufacturer recall, the landlord must repair or replace it.

Failure to do so could violate California’s habitability laws, exposing landlords to repair-and-deduct claims, rent withholding, or code enforcement actions.

Exempt Property Types

Some types of housing are exempt from AB-628’s appliance requirement, including:

• Permanent supportive housing
• Single-room occupancy (SRO) units with shared kitchens
• Residential hotels
• Assisted living or communal kitchen facilities

If your property falls into one of these categories, consult a California property management professional to confirm exemption status.

Compliance Checklist for Landlords

Before 2026 arrives, take these six steps to stay compliant:

Step	Action	Description
1	Audit your units	List all appliances provided, their condition, and model numbers.
2	Check recalls	Use CPSC.gov or manufacturer sites to verify current recalls.
3	Update lease templates	Include new habitability and BYOR clauses.
4	Draft tenant addenda	For tenants supplying their own refrigerators.
5	Plan replacements	Budget for new appliances if needed.
6	Communicate clearly	Notify tenants of upcoming changes before renewals.

Tenant Rights Under AB-628

Tenants entering new leases in 2026 can expect:

• A working stove and refrigerator included with the property.
• Prompt recall repairs completed.
• The option to bring their own refrigerator. If this is the case, I highly recommend you document it in writing.

If a landlord fails to comply, tenants may issue written repair requests, contact housing enforcement, or seek remedies under Civil Code §1941.1.

Rent Adjustments and Compliance Costs

Landlords cannot raise rent solely to offset AB-628 compliance. Any rent increases must comply with:

• Statewide Rent Cap and Just Cause law (AB 1482)
• Local rent control ordinances (where applicable)
• Proper notice requirements (30–90 days, depending on increase amount)

Instead of reactionary rent increases, landlords should plan appliance replacements strategically and document compliance for renewals.

Patti’s Thoughts

This is where Widget adds her two cents to make it all make sense. OK, let’s keep this simple:

If a tenant moves in on or after January 1, 2026, the landlord must provide all built-in appliances, that means stove, oven, dishwasher, and whatever comes with the property. The only things not required at this time are freestanding microwaves and portable window AC units.

For existing tenants, the rule kicks in when the lease renews. If you’ve got a fixed-term lease ending in 2025, now’s the time to prepare. Draft an addendum clarifying whether your tenant will use their own appliances. This isn’t something you can force. If they want you to provide it, you must.

For month-to-month rentals, the lease renews every month. That means your best business practice is to have those addenda on file by January 1. Doing it now saves you from scrambling later (and from spending thousands on unnecessary appliances).

If you still have questions about California’s AB-628 compliance requirements or want help preparing your lease addenda, you can request a free consultation with Southern California’s leading property management expert, Patti Widget.