What the Law Requires

Starting January 1, 2026, California landlords must provide working refrigerators and stoves in every rental unit. They must also keep them in good repair.

Assembly Bill 628 sounds almost too obvious. Of course rentals have appliances, right? But the legal shift is real. This bill closes a loophole that left tenants unprotected and creates new duties for property owners.

Until now, California’s habitability laws covered the basics — heat, water, and weatherproofing. Kitchen appliances were different. They were treated as optional amenities. Landlords could provide them or not. And when they broke, tenants had few clear remedies.

What Actually Changed

AB 628 adds refrigerators and stoves to the state’s official list of habitability requirements. That’s a big deal.

If an appliance breaks, the landlord must fix it promptly. Tenants now have the same legal options for a broken fridge as they do for a broken heater. Ignore the problem, and you face the same consequences.

For residential rental owners, this sets a new baseline. Every unit needs a working refrigerator and stove. Older Class C properties that skipped appliance upgrades — or relied on tenants to bring their own — now face immediate compliance pressure.

Maintenance Is Ongoing

Providing appliances on day one is not enough. Landlords must keep them working for the life of the tenancy.

That means having a plan. Responsive maintenance protocols. Service contracts for fast repairs. Capital reserves for replacements when units reach end of life.

Why Commercial Landlords Should Pay Attention

AB 628 targets residential rentals. But the trend it represents matters for commercial owners too. California keeps expanding tenant protections and landlord obligations. The smartest operators stay ahead of compliance — not scramble to catch up.

Action Steps

• Audit every residential unit for a functioning refrigerator and stove.
• Budget for replacements where appliances are old or unreliable.
• Review your lease language to make sure it aligns with AB 628.

Need help auditing your properties for AB 628 compliance?

We can connect you with property management resources.

(213) 880-8107 | francisco.williams@williamscap.ai | williamscapitaladvisors.com