You’ve probably checked the roof, the plumbing, and the smoke detectors. But have you ever thought your rental could fail a habitability test just because it’s missing a refrigerator? That’s exactly what California’s new AB 628 aims to do.
Starting January 1, 2026, California landlords will have new responsibilities that go beyond providing a roof and four walls. Under Assembly Bill 628 (AB 628), also known as the Appliance Requirements in Rentals Act, every new, renewed, or amended residential lease must include a working stove and refrigerator.
This new rule redefines what “habitable housing” means under California law and could significantly impact how landlords manage their rental properties, draft leases, and handle maintenance.
Here’s a breakdown of what the new law covers, what it means for your rental business, and how to stay compliant before 2026.
Key Takeaways
- AB 628 takes effect January 1, 2026. All new, renewed, or amended residential leases must include a working stove and refrigerator.
- Appliance condition now affects habitability. A missing, broken, or recalled unit can make a property legally “uninhabitable.”
- Clear lease language is critical. Landlords must document when tenants provide their own refrigerator to avoid liability.
- Some housing types are exempt. Shared-kitchen setups, residential hotels, and assisted living facilities are not covered.
- Early preparation pays off. Inspect appliances, update leases, and plan replacements before the deadline to stay compliant and protect your property.
What Is AB 628?
AB 628, passed in 2024, sets a new standard for rental habitability in California. Beginning January 1, 2026, landlords must ensure each lease they sign after that date includes two working appliances:
- A stove for cooking
- A refrigerator for food storage
If either appliance fails to meet safety standards or has been recalled, the property may no longer qualify as habitable. That puts the owner at risk of tenant complaints or legal penalties.
The rule covers most rental properties statewide, including both single homes and apartment buildings. It’s a simple requirement that adds new weight to what it means to keep a home livable in California.
What Happens If an Appliance Is Under Recall?
Even if a recalled appliance is still working, it no longer meets the legal standard under AB 628.
If a landlord receives notice that a stove or refrigerator has been recalled, they have 30 days to repair or replace it. Failure to do so could violate California’s implied warranty of habitability and expose the owner to tenant claims, rent withholding, or legal penalties.
This means landlords will need to monitor appliance recalls as part of their ongoing maintenance strategy.
Can Tenants Bring Their Own Refrigerator?
Yes, AB 628 allows tenants to provide their own refrigerator, but it must be properly documented in the lease.
To stay compliant, the lease must include clear language stating:
- The landlord acknowledges their responsibility under state law.
- The tenant chooses to bring their own refrigerator voluntarily.
- The tenant is responsible for maintaining and repairing that refrigerator.
- The tenant can change their mind at any time with 30 days’ written notice.
- The landlord cannot make supplying a refrigerator a condition of tenancy.
Without this documentation, the responsibility automatically shifts back to the landlord, even if the tenant originally provided the appliance. That’s why updated lease templates and careful documentation are critical moving forward.
Are Any Housing Types Exempt?
AB 628 doesn’t apply to every housing type in California. It excludes permanent supportive housing and residential hotels that share kitchens. It also leaves out assisted living and properties with shared cooking areas. These setups already follow separate housing standards, so they are not required to meet the new appliance rule.
For most rentals, the law still applies. A lease signed before January 1, 2026, stays under the old rule until it is renewed or changed. This gives landlords time to check their leases, update terms, and prepare their properties before the law takes effect.
What AB 628 Means for California Property Owners
At first glance, AB 628 might seem simple. Most rentals already include a stove and fridge. But legally, the new standard adds another layer of compliance risk for California property owners.
Here’s why it matters:
- Noncompliance = Habitability Violation. A missing or recalled appliance could make your property legally uninhabitable, giving tenants a reason to withhold rent or end their lease.
- Lease Clarity Is Essential. Without clear language on who provides and maintains each appliance, you could still be held responsible even if the tenant brings their own.
- Inspection and Recordkeeping Are Critical. Landlords should document the condition of each appliance at move-in and renewal.
In short, AB 628 ties appliance conditions directly to habitability. Landlords now need to give these items the same attention as roofs, plumbing, and heating systems.
How HBR Rentals Is Staying Ahead of AB 628
At HBR Rentals, compliance has always been a priority. We’ve already built systems that meet the requirements of AB 628 well before the 2026 deadline.
Here’s how we prepare our clients for success:
- Comprehensive Property Condition Reports: Each home we manage goes through a detailed inspection before leasing. We document every appliance and note its condition.
- Updated Lease Language: Our leases already include clear terms for tenant-supplied appliances to protect owners from unnecessary liability.
- Maintenance Tracking and Replacement: We keep accurate records of all repairs and replacements to ensure every appliance meets state safety standards.
- Ongoing Compliance Support: We stay current with new housing laws so our clients remain fully compliant.
No matter the size of your portfolio, our goal stays the same: protect your property, your tenants, and your peace of mind.
What Landlords Should Do Now
With the 2026 deadline approaching, here are a few steps every landlord should take to prepare:
- Audit Your Current Leases. Identify which agreements will renew or change after January 1, 2026.
- Inspect and Document Appliances. Confirm that each unit has a safe, working stove and refrigerator. Record the make, model, and condition of each one.
- Check for Recalls. Make sure none of your appliances are under manufacturer's recall.
- Update Lease Templates. Include the correct clauses if a tenant chooses to provide their own refrigerator.
- Plan for Replacements. Set aside funds for new appliances if your current ones are near the end of their lifespan.
Taking these steps now helps avoid future compliance issues and protects the long-term value of your rental property.
The Most Common AB 628 Questions, Answered
1. Does AB 628 apply to existing leases signed before 2026?
No. Leases signed before January 1, 2026, remain under current rules until they are renewed, extended, or amended. Once that happens, the new appliance requirement will apply.
2. What happens if a tenant removes or damages the refrigerator or stove?
If the appliance was originally provided by the landlord, they must repair or replace it to maintain habitability. If the tenant supplied it under a documented agreement, the tenant is responsible for upkeep and replacement.
3. Can landlords charge higher rent to cover the cost of new appliances?
Yes, landlords can factor in appliance costs when setting rent, as long as any increases comply with California’s rent control and notice laws. Transparent communication with tenants is key to avoiding disputes.
AB 628 Is Coming… Make Sure You’re Prepared
AB 628 changes what it means to provide a habitable home in California. By 2026, every new or updated lease must include a working stove and refrigerator that meet safety standards. It’s a straightforward rule, but one that carries real consequences if ignored.
Landlords who act early will have a clear advantage. Reviewing leases, inspecting appliances, and setting up proper documentation now can prevent costly issues later. It also builds trust with tenants and ensures every property meets California’s growing focus on livable, well-equipped housing.
The 2026 rollout is closer than it seems. Start planning today, protect your investment, and stay compliant with confidence.
Need help preparing for AB 628? At HBR Rentals, we serve Mountain House, Tracy, and the surrounding Central Valley, helping landlords stay compliant with evolving California housing laws.
If you’d like help reviewing your leases or setting up systems to meet AB 628’s requirements, we’re here to help. Contact us today.
