California new appliance law and why your next rental must come with a fridge & stove

In nearly every U.S. state, renters expect a refrigerator and stove to come standard with their rental. For years, California stood out as a notable exception: many apartments were leased without these basic appliances, leaving tenants to buy their own and haul them away when the lease ended. That era has come to an end.

Starting January 1, 2026, California landlords can no longer rent an “empty shell” and call it a home. Under AB 628, any residential unit subject to a new, amended, or renewed lease must include a working stove (or oven) and refrigerator, ending a long-standing practice that treated these essentials as optional add-ons.

What changes under AB 628?

AB 628 updates  California Civil Code §1941.1, the statute that defines what makes a rental unit legally tenantable. Historically, landlords were required to provide core habitability features such as waterproofing and weather protection, plumbing and sanitation, heating, and electrical systems but not kitchen appliances. That distinction is now gone.

Effective January 1, 2026, California landlords are required to:

• Provide a working stove or oven and a working refrigerator, and maintain those appliances in good working order for the duration of the tenancy.
• Repair or replace any recalled appliance within 30 days of receiving notice.

These obligations apply to all residential leases entered into, amended, renewed, or extended on or after January 1, 2026. Fixed-term leases already in place will not be impacted until they are renewed or amended. Month-to-month renters, however, will effectively be covered starting January 1, since those leases renew automatically each month.

What this means for renters

California now recognizes refrigerators and stoves as essentials, on par with heat and hot water, rather than optional amenities. Renters will no longer be expected to purchase, install, or remove these basic tools for food storage and meal preparation.

Tenant-provided appliance rules

Tenants may supply their own refrigerator or stove only if there is a written agreement at the time the lease is signed. Even in those cases, a landlord may still be required to provide and install the appliance later if the tenant submits a written request with proper notice.

Who’s not covered

AB 628 does not apply to all housing arrangements. Key exemptions include:

• Units with shared kitchens, such as certain boarding houses or student housing
• Permanent supportive housing
• Single-room occupancy (SRO) and residential hotels with communal kitchens
• Other specialized residential settings governed by separate rules

Landlord takeaways

For property owners and managers, AB 628 meaningfully raises the standard for habitability compliance. To prepare, owners and managers should:

• Audit existing units: Confirm that any unit to be leased or renewed after January 1, 2026 includes a compliant stove and refrigerator.
• Update lease forms: Clearly spell out who provides and maintains appliances, particularly in situations where tenants supply their own.
• Plan for ongoing costs: Appliances must be properly maintained and promptly repaired or replaced, including in the event of recalls, requiring ongoing budgeting.

Failure to comply with these habitability requirements can expose owners to tenant claims, rent withholding, and other legal remedies.

Bottom line

AB 628 marks a big shift in California rental standards, elevating kitchen basics to the same level as heat and hot water. For tenants, it reduces upfront move-in costs and standardizes expectations for what a rental should include. For landlords, it adds a measurable compliance responsibility that will influence lease agreements, maintenance planning, and budgeting for years to come.

As a landlord or property manager, whether you’re signing a lease or signing lease renewals, AB 628 is a law you can’t ignore in 2026.

How RentSpree can help

• Clear, consistent communication through the rental application process
• Easy-to-use workflows that help landlords stay organized and transparent