California Assembly Bill 628 (AB 628) – Appliance Requirement for Rental Properties
Beginning January 1, 2026, California landlords will face a new statutory obligation under AB 628, authored by Assemblymember Tina McKinnor. This bill amends Civil Code §1941.1, redefining what is considered a “tenantable” or habitable dwelling. Specifically, any new, amended, or renewed residential lease after that date must include a stove and refrigerator that were purchased within the last 10 years and are maintained in good working order. The intent is to ensure every tenant has access to basic, functional kitchen appliances, aligning with the state’s broader housing quality goals.
While the bill is framed as a tenant protection measure, it introduces significant financial and operational burdens for property owners—especially those who traditionally rented “appliance-free” units. Owners will now bear responsibility not just for the purchase cost of these appliances but also for ongoing maintenance, repairs, and timely replacement. Given the lifespan and repair frequency of these appliances, the rule will likely increase annual operating expenses and may prompt landlords to reevaluate rent pricing structures to offset costs.
From a liability and compliance standpoint, AB 628 effectively ties appliance performance to a property’s habitability standard. If a refrigerator or stove fails and is not promptly repaired or replaced, the tenant may have grounds to withhold rent, request repairs under Civil Code §1942, or claim the unit is untenantable. Landlords will need to document appliance purchase dates, warranty coverage, and service records to protect themselves from disputes.
Some limited exemptions exist—such as for certain types of supportive or residential hotel housing, or where the tenant voluntarily agrees in writing to supply their own refrigerator. However, these carve-outs are narrow and will not apply to most standard rental units. As a result, property managers and owners should begin updating lease templates, appliance inventory lists, and turnover checklists well before 2026.
In summary, AB 628 represents another step in California’s trend toward stricter rental habitability standards. While it aims to improve living conditions, the law increases costs and administrative demands for landlords. Property owners are advised to review their current leasing policies, budget for appliance replacement cycles, and consult with property management professionals to ensure full compliance when the law takes effect.