New California Law AB 628

California AB 628: What Landlords Need to Know About the New Appliance Requirement

California has passed another law that rental property owners need to pay attention to. Assembly Bill 628 (AB 628), signed in October 2025, updates the state’s habitability standards. Starting January 1, 2026, landlords must provide and maintain both a working stove and refrigerator in most rental units.

While it sounds straightforward, AB 628 carries important responsibilities and potential risks if ignored. Here’s what landlords need to know.

What AB 628 Changes

AB 628 amends California Civil Code §1941.1, which defines what makes a rental unit “habitable.” Previously, habitability focused on essentials like heat, plumbing, and weatherproofing—but appliances weren’t included.

As of January 1, 2026:

• All new, renewed, or amended leases must include a working stove and refrigerator provided by the landlord.
• Appliances must be safe and in good working order at move-in and throughout the lease.
• Recalled appliances must be repaired or replaced within 30 days of notice.
• Tenants may waive the fridge requirement only if agreed in writing at the lease start.

Who’s Exempt

Some types of housing are exempt:

• Permanent Supportive Housing
• Single Room Occupancy units with communal kitchens
• Residential hotels
• Units in housing with shared kitchens (e.g., dorms or group homes)

For most single-family homes, apartments, duplexes, and multi-family units, the law applies.

Timeline

• January 1, 2026: Law takes effect for any new, renewed, or amended leases.
• Existing leases remain exempt until updated. Even minor changes trigger the appliance requirement.

What Landlords Need to Know

1. You are responsible for appliances.
   If your unit doesn’t currently include a stove or refrigerator, you must provide them at lease renewal. Tenant-provided fridges are allowed only if documented in writing.
2. Repairs and replacements are your responsibility.
   Maintenance, breakdowns, and manufacturer recalls fall on the landlord. Failing to replace or repair a recalled appliance within 30 days could violate the warranty of habitability.
3. Appliances are now a habitability issue.
   A broken stove or fridge can make a unit legally uninhabitable, giving tenants grounds for rent withholding, repair-and-deduct claims, or lawsuits.
4. No state reimbursement.
   There is no financial assistance. Landlords with multiple units may face significant costs.

Risks of Non-Compliance

Failing to provide a working stove and refrigerator where required could lead to:

• Rent withholding
• Repair-and-deduct claims
• Habitability lawsuits
• Difficulties with evictions if a tenant cites uninhabitability

Bottom Line

AB 628 represents a major shift in California landlord responsibilities. Start planning now: review leases, inventory appliances, update procedures, and budget for any necessary upgrades. Proactive preparation is the best way to protect your investment and avoid costly legal headaches.

At SoCo Management, are preparing for this with our clients.  Our current clients can be on the look out for an email on how we plan to assist you in staying complaint.