A Complete Guide for Owners and Property Managers

Beginning January 1, 2026, most California landlords must provide a working stove and refrigerator in every rental unit covered by Assembly Bill 628.

This is a major shift from past practice in many Southern California cities where “bring your own fridge” was still common. The new law ties appliance requirements directly to California’s habitability standards and expands what qualifies as a tenantable rental unit.

This guide explains what the law requires, which properties are exempt, how it connects to California Civil Code §1941.1, and how to prepare your portfolio before the deadline.

What Is California’s New Appliance Requirement for Landlords?

Assembly Bill 628 requires landlords to install and maintain a functioning stove and refrigerator in most residential rental units beginning with leases that are entered into, renewed, or amended on or after January 1, 2026.

Required appliances

• Working refrigerator

• Working stove or range

• Both must be safe, in good working order, and free of recalls or known defects

Applies to

• Apartments

• Single-family rentals

• Small multifamily

• Most residential lease types

Exempt

• Housing with shared kitchens

• Permanent supportive housing

• Certain senior and assisted living facilities

If a unit does not include a functioning stove and refrigerator, it can be treated as uninhabitable under California law.

How This New Rule Changes California Habitability Standards

California Civil Code §1941.1 outlines the minimum features a rental unit must have to be considered “tenantable,” including adequate plumbing, heating, weather protection, and hot water.

AB 628 expands the application of habitability by adding appliances to the basic habitability standard for covered leases, effective in 2026.

In simple terms, a refrigerator and stove are no longer optional. For most landlords, they become part of the minimum habitability requirement beginning with new or renewed leases.

Current vs 2026 Appliance Requirements for California Rentals

Why California Added This Requirement

The “bring your own fridge” tradition created inconsistency, unexpected move-in costs, and disputes between tenants and landlords.

Lawmakers and tenant advocates argued that a refrigerator and stove are essential household fixtures, similar to heat and hot water. The state formally agrees with that position through AB 628. The goal is to modernize habitability standards and create clarity across all rental markets.

How Landlords Can Prepare Before 2026

It is best to get ahead now. The most successful operators are using 2025 unit turns to phase in new appliances and update lease templates.

Here is the most efficient system to prepare.

1. Audit Every Unit

• Create a full inventory of stoves and refrigerators.

• Record brand, model, serial number, age, and condition.

• Take date-stamped photos.

• Note missing or non-functional units.

• Enter this data into your property management system.
  
  

2. Standardize Your Equipment

• Select one refrigerator model and one stove model for each property class.

• Standardization reduces maintenance complexity.

• Bulk purchasing often lowers cost and protects against 2026 price spikes.
  
  

3. Update Lease Templates

• Add an appliance addendum listing provided appliances.

• Include serial numbers, maintenance responsibilities, and photo documentation.

• Add the tenant acknowledgment form if a tenant provides their own refrigerator.
  
  

4. Train Your Team

• Leasing agents should explain the 2026 requirement during showings.

• Maintenance teams should document appliance condition during inspections.

• Office staff should store invoices, warranties, and appliance logs.

Coastline Equity recommends using every 2025 turnover to install standard appliances and test vendor processes before the statewide requirement begins.

How Much It Costs to Become Compliant

These are the estimated 2025 average price ranges in California.

Smart operators are locking in pricing early, negotiating bulk orders, and standardizing models across their portfolios to avoid 2026 supply chain volatility.

California Appliance Compliance Checklist for 2025–26

Use this checklist to prepare your portfolio for the 2026 requirements and align with California habitability standards.

Unit audit

Refrigerator installed and tested

Stove installed and tested

Serial numbers recorded

Date-stamped photos saved

Inventory updated in your property management system

Documentation

Receipts, warranties, and invoices stored

No recalled or unsafe appliances installed

Maintenance logs created

Lease updates

Appliance addendum added

Tenant acknowledgment form for tenant-supplied refrigerators

Lease template aligned with AB 628 requirements

Team training

Leasing agents briefed on new requirements
Maintenance staff trained on documentation
Office staff trained on habitability compliance

Common Questions From Owners

Do I have to install appliances in existing leases before 2026?

No. The requirement only applies to leases entered into, renewed, or amended on or after January 1, 2026.

Can I allow tenants to bring their own refrigerator?

Yes. Both parties must agree in writing and use the correct acknowledgment form. The tenant is then responsible for their refrigerator.

Are dishwashers or microwaves required?

No. Only a refrigerator and stove are required under AB 628.

What if an appliance breaks mid-lease?

The landlord must repair or replace it promptly, similar to any other essential housing system.

Does this apply to single-family rentals and duplexes?

Yes. Most standard residential rentals are covered unless they fall into an exempt category.

Is this part of Civil Code §1941.1?

Civil Code §1941.1 outlines the basic habitability standards. AB 628 works alongside it by adding an appliance requirement for covered leases beginning in 2026.

Can I increase rent because I supplied appliances?

Rent increases depend on local rent control rules. You may be able to reflect improved amenities in your pricing if the property is not restricted by local ordinance.