California AB 628: New Appliance Requirements for Rental Properties

California Assembly Bill 628 updates residential habitability standards by requiring landlords to provide certain kitchen appliances in qualifying rental agreements. Although the law refers to “leases,” this term includes both fixed-term leases and month-to-month tenancies under California law.

When the Law Applies

Effective January 1, 2026, AB 628 applies to residential rental agreements that are:

• Entered into on or after January 1, 2026
• Renewed, extended, amended, or otherwise modified on or after January 1, 2026
• Month-to-month tenancies that continue or are modified on or after January 1, 2026

In California, a month-to-month tenancy is considered a periodic lease that renews automatically each month unless terminated. As a result, month-to-month rentals fall within the scope of AB 628.

What the Bill Requires

For rental agreements covered by AB 628, landlords must provide and maintain the following appliances:

• A working stove capable of safely generating heat for cooking purposes
• A working refrigerator capable of safely storing food

These appliances are now part of the habitability requirements under California Civil Code §1941.1. A rental unit that does not include these appliances may be considered uninhabitable if the tenancy is subject to the law.

Month-to-Month Rentals and Rent Increases

A rent increase or other material change to the terms of a tenancy is considered an amendment to the lease. If a rent increase or term change takes effect on or after January 1, 2026, AB 628 applies at that time, even if the tenancy originally began before 2026.

Tenant-Provided Refrigerator Option

A tenant may provide and maintain their own refrigerator only if both the landlord and tenant agree at the time the rental agreement is entered into.

• The landlord is not responsible for maintenance or repairs of the tenant-provided refrigerator
• The agreement should be clearly documented in writing

This exception applies only to refrigerators. Landlords must still provide a stove.

Appliance Recalls

If a stove or refrigerator provided by the landlord is subject to a manufacturer recall, the landlord must repair or replace the appliance within 30 days of receiving notice of the recall.

Ongoing Maintenance Responsibility

• The landlord must provide and maintain a working stove and refrigerator
• Responsibility for repairs cannot be shifted to the tenant
• Appliances cannot be labeled or treated as “as-is”

Civil Code Reference

Under the amended California Civil Code §1941.1, as added by AB 628:

• §1941.1(a)(10) requires a stove maintained in good working order and capable of safely generating heat for cooking purposes
• §1941.1(a)(11) requires a refrigerator maintained in good working order and capable of safely storing food

Statutory text reference: California AB 628 Full Text