California Refrigerator & Stove Law for Landlords: AB 628 Explained

For decades, some California landlords—especially in the Los Angeles area—rented units without a stove or refrigerator, leaving tenants to buy their own. As of January 1, 2026, that practice is over. Under Assembly Bill 628, a working stove and refrigerator are now part of the legal definition of a habitable rental unit in California.

Here's exactly what changed, who it applies to, and what you need to do to stay compliant.

What AB 628 Requires

AB 628 amends California Civil Code §1941.1—the statute defining what makes a rental "tenantable"—to add two new required features:

• A working stove or oven capable of safely cooking food
• A working refrigerator capable of safely storing food (generally understood as keeping food at or below 40°F)

Previously, §1941.1 required things like weatherproofing, plumbing, heating, and electrical systems, but was silent on kitchen appliances. AB 628 closes that gap. A unit without a working stove and refrigerator can now be treated as legally uninhabitable.

When Does It Apply to Your Units?

This is the detail that trips up most landlords: AB 628 does not apply retroactively to every existing lease immediately.

The law applies to residential leases that are:

• Newly signed on or after January 1, 2026
• Renewed on or after that date
• Amended on or after that date

If you have a tenant on a fixed-term lease signed before January 1, 2026, and you haven't changed anything about that tenancy, you are not yet required to comply—until that lease renews, is extended, or is amended in any way.

Month-to-month tenancies are the exception to watch closely. Because month-to-month agreements effectively renew each month, many landlords with month-to-month tenants are already subject to AB 628 now.

Who Provides the Appliances?

• The landlord must provide and install a working stove and refrigerator by default.
• A tenant may supply their own refrigerator instead—but only if the landlord and tenant agree to this in writing at the time the lease is signed.
• Tenants cannot supply their own stove under this law. The stove obligation stays with the landlord regardless of any agreement.
• Even where a tenant initially opts to bring their own fridge, the landlord may still be required to provide one later if the tenant submits a written request.

Maintenance and Recalls

AB 628 doesn't stop at providing the appliances—it also creates an ongoing maintenance duty:

• If a stove or refrigerator breaks, you're responsible for repairing or replacing it.
• If either appliance is subject to a manufacturer recall, you must repair or replace it within 30 days of receiving notice of the recall.

Treat these appliances the same way you already treat heating and plumbing systems: a habitability issue, not a routine maintenance ticket.

Who's Exempt?

A few property types are excluded from AB 628:

• Units with shared kitchens, such as certain boarding houses or single-room-occupancy (SRO) buildings
• Permanent supportive housing arrangements where kitchens are shared

If you're unsure whether a specific property type qualifies for an exemption, this is a good question to run by a local landlord-tenant attorney rather than assume.

What Happens If You Don't Comply

Because AB 628 ties appliance requirements directly to the habitability statute, non-compliance carries the same risks as any other habitability violation:

• Tenants may have grounds for rent withholding
• Tenants may pursue repair-and-deduct remedies
• Local governments can field habitability complaints (in Los Angeles, for example, through the city's housing department)
• Increased exposure in any dispute or eviction proceeding

Enforcement is handled at the local level, so specifics can vary by city.

What Small Landlords Should Do Now

1. Audit your units. Walk through every property and confirm which units currently lack a working stove, a working refrigerator, or both.
2. Check your lease renewal calendar. Flag any lease renewing, being amended, or converting to month-to-month soon—those units need to be compliant by that date.
3. Update your lease template. If you want a tenant to supply their own refrigerator, that agreement needs to be documented in writing in the lease itself, not verbally.
4. Budget for appliance costs. If you've historically rented "bring your own fridge" units, budget for the purchase and installation cost across your portfolio.
5. Log everything. Keep records of purchase dates, model numbers, and any recall repairs—this documentation protects you if a habitability dispute ever comes up.

Bottom Line

If you own rental property in California, AB 628 isn't optional and isn't something to defer. The safest approach is to treat stove and refrigerator provision the same way you already treat smoke detectors or working plumbing: non-negotiable, and checked before every new tenancy or renewal.

This article is for general informational purposes and isn't legal advice. For guidance on your specific properties, consult a California landlord-tenant attorney.