What Renters & Landlords Need to Know

Effective January 1, 2026, California is changing the rules for what makes a rental home legally habitable. Under the new Assembly Bill 628 (AB 628), landlords will be required to include two essential appliances — a working stove and a working refrigerator — as part of every rental unit covered by a new or renewed lease in the state.

Key Points of AB 628

Landlords must ensure that every rental unit has:

  • A working stove or oven that’s capable of safely cooking food.
  • A working refrigerator capable of safely storing food.

These appliances must be functioning before a lease can take effect.

Maintenance & Repairs

If either appliance breaks, the landlord must repair or replace it so that it continues to meet habitability standards.

If an appliance is recalled for safety reasons, the landlord has 30 days to repair or replace it after being notified.

Tenant-Provided Refrigerators

Tenants may agree with a landlord to supply their own refrigerator, but this must be a voluntary choice agreed upon at the time of lease signing and clearly documented in the lease.

Landlords cannot require tenants to bring their own fridge — that would violate the law. 

However — unlike refrigerators — tenants cannot opt out of the stove requirement; the landlord must provide and maintain the stove.

Who This Law Applies To

Under AB 628, any residential rental unit covered by California habitability laws must include a working stove and refrigerator to be considered legally habitable for leases that are new, renewed, or amended on or after January 1, 2026.

That includes:
• Single-family homes
• Condos and townhomes rented as residences
• Duplexes and small multifamily properties
• Apartments

There are some exceptions, including:
• Permanent supportive housing.
• Single-room occupancy (SRO) units where residents share a common kitchen.
• Residential hotels or buildings with communal kitchens (like some assisted living facilities)

What This Means for Tenants

For renters, this law brings greater certainty and basic protections:

You’re guaranteed the essentials of modern living: a fridge to keep food safe and a stove to prepare meals. If your landlord fails to provide or maintain these appliances once your lease is covered by AB 628, you may have legal remedies — including repair requests, habitability claims, or reporting violations to local housing authorities. 

What Landlords Need to Do

Landlords should:
• Inspect existing units and install appliances where missing before leasing.
• Update lease agreements to reflect appliance provision requirements and any tenant-provided fridge agreements.
• Respond promptly to recalls or repair requests for stoves and refrigerators.
• Understand exemptions and which units are not subject to the mandate.

Non-compliance could lead to tenant complaints, habitability disputes, or enforcement actions by local rent boards and code enforcement agencies.