If You're a California LANDLORD , Understand AB 628
- S T Azari
- Dec 20, 2025
- 2 min read
California’s AB 628 is a new habitability law that forces most residential landlords to provide and maintain a working stove and refrigerator in rental units starting with 2026 leases. It turns appliances from “optional amenities” into legal requirements tied directly to whether a unit is considered livable.
What AB 628 Does
Amends California Civil Code §1941.1 to add a stove and refrigerator as required features for a “tenantable” dwelling.
Applies to leases that are entered into, amended, or extended on or after January 1, 2026.
Requires these appliances to be in good working order and capable of safely cooking and storing food.
Key Duties for Landlords
Provide a functioning stove and refrigerator in most residential rentals, including many single‑family homes, unless a narrow exemption applies.
Maintain these appliances over time, handling repairs and replacements for normal wear and tear as part of the landlord’s ongoing habitability obligations.
Replace or repair any stove or refrigerator that is subject to a manufacturer or government recall within 30 days after receiving notice.
Limited Tenant Opt‑Out
Landlords and tenants can agree at lease signing that the tenant will provide and maintain their own refrigerator, but only if that agreement is mutual and clearly documented.
Even with this opt‑out for the fridge, landlords must still meet all other habitability standards and should ensure the lease language is precise to avoid disputes.
Liability And Enforcement Risks
Because appliances are now part of the legal definition of habitability, a broken stove or refrigerator can support claims like rent withholding, repair‑and‑deduct, or use as a defense in an eviction case.
Noncompliance can expose landlords to habitability lawsuits, civil penalties, and attorneys’ fees, especially in tenant‑friendly courts.
Practical Takeaways For Landlords
Audit all units before 2026 renewals to confirm that compliant stoves and refrigerators are installed and working.
Update lease templates to reflect the new appliance obligations, recall‑response timelines, and any tenant‑provided refrigerator arrangements.
Implement a tracking system for appliance models, serial numbers, and recalls so responses stay within the 30‑day legal window.
Have more questions? *Contact HOAGC for a complimentary AB628 compliance review.
