Legal Update on AB 628 Rental Home Appliance Requirements in California

By Brian Bean | November 18, 2025

Legal Update on AB 628 Rental Home Appliance Requirements in California

Part 2 of our multipart series on New Landlord-Tenant Laws for 2026

 

Last month, we detailed the passage of AB 628, which requires working stoves and refrigerators in all California rental homes, starting Jan. 1, 2026.

This week, we have an update, especially as it pertains to month-to-month tenancies going forward.

But first … this law, like most, leaves lots of unanswered questions, so talk to your attorney before you make ANY decisions (we are not attorneys and this should not be considered as legal advice.)

But there was what seemed like encouraging news from a California Association of Realtors Q&A on the topic of newly required appliances in rental homes, and when the rules would start.

The New Law

To recap, Gov. Newsom in October signed AB 628, which takes effect Jan. 1st. And going forward, for all rental agreements signed, renewed, or extended, the following items must be supplied, and maintained, at the property:

  • A stove in good working order, capable of safely generating heat for cooking.
  • A refrigerator in good working order, capable of safely storing food.

Those items will now be considered essential, like heating, electricity, and running water, and without them, the property will be considered uninhabitable.

Important distinction: Existing leases that continue unchanged are not affected. But the moment an existing lease or agreement is renewed or changed in any way, the new rules apply.

Month to Month

But what about month-to-month contracts?

Initially, based on the language and treatment of “month-to-month” agreements in California, it was thought that such agreements would be considered extended each month and therefore likely to fall under the requirements right away.

But a Q&A from the California Association of Realtors weighed in recently, saying that such agreements may not fall into that bucket and the agreements would still have to be proactively extended or modified. Of course, this is not addressed specifically in the law, like a lot of important details. So make sure you seek guidance from YOUR attorney if this is your situation.

The new law also does not specify the size, requirements, or features required in a stove or refrigerator, other than that they be in “good working order.” And it doesn’t define what “good working order” means. We suggest you err on the side of caution and provide what would be considered normal for the property being offered for rent.

More details on the new law

The law also requires that any recalled appliances be repaired or replaced within 30 days of being notified of the recall.

Residents who want to use their own refrigerator can opt out and supply their own appliance, with a written agreement of the property owner. AND, they can later change their minds and give a 30-day notice to the owner to provide a refrigerator. And owners cannot require a resident to provide their own refrigerator as a condition of renting the unit.

These new requirements apply to most rental homes in California, but there are some exceptions, including:

  • Permanent supportive housing – think, assisted-living facilities
  • Single-room occupancy units, such as a “room for rent”
  • Residential hotels
  • And any facilities with communal kitchens

If a rental unit is in violation of the new law, the residents could withhold rent payments, start repair-and-deduct procedures, use it as a defense against eviction, or they could potentially pursue litigation against you for habitability violations.

Action Plan

So, this is happening, and it’s happening soon. The end of the year is just weeks away. … Are you ready? If not, here are some immediate action steps to prepare…

Take Inventory

If you haven’t started already, today, go through every rental property you own and document the condition and age of your stoves and refrigerators. Take photos. Note the make, model, serial numbers, approximate age, dimensions, and power source – gas or electric.

If you’ve got appliances that are showing their age, budget now for replacement to be ready when it fails.

Record your data and keep it safe.

Check now for recalls

Go to CPSC.GOV and search every appliance model. If you discover an open recall, get the repair ordered as soon as possible, to beat the crowd.

And then put a recurring reminder on your google calendar to check CPSC every 6 months.

Update your rental agreements

Work with your attorney or property management company to make sure the language in your lease is updated for 2026. At Dream Big, we’re still waiting for the association attorneys to update our agreements. Don’t wait until the last minute!

Do NOT underestimate the cost

When government gets involved, it tends to effect market prices: Just look at the cost of health insurance and college tuition for examples. Those seasonal appliance sales you’re used to could go away. So you might want to make your purchases sooner rather than later.

And then, budget for the future. Refrigerators typically last 10-12 years. Stoves can go 15-20 years. By the way, in the past few weeks, we’ve already overseen 5 appliance purchases for our clients. If you buy at the right time, the cost savings can be significant.

Plan it out

For properties that are vacant now, better to go ahead and make your purchases, even if someone is moving in before the end of the year.

For leases expiring January through March, also think about purchasing now, if you can find good Black Friday deals. Especially if a rent increase is due. It’s still a smart move to buy a $700 refrigerator if you’re increasing rent by $1200 over the next year.

For leases expiring mid- to late next year, keep your eyes open for great sales and be ready to pull the trigger. The upside is that once you make the purchase, you shouldn’t have to do it again for several years.

Why is this important?

This is happening, and even if it seems like an overreach or it’s a financial burden for you, it’s still very important not to ignore it and hope no one notices.

From past experience, I can tell you that strategy will end up costing you a lot more money and create a lot of stress for you.

Instead, let’s look it from a different perspective. The bright side of this is, if your rental property has these appliances, it will be more attractive to the best applicants, not just those who have their own refrigerators.

The better your applicants, the better your experience overall – the best residents pay their rent on time and take care of your property. It’s hard to put a cash value on lack of stress, but it’s definitely more than the cost of a refrigerator.

It’s good return on investment. And isn’t that one of the reasons you have rentals to begin with?

We talk about this constantly — Owning real estate gives you access to the 5 profit centers of rental property. And it’s THE sure-fire way to build wealth in this country. It’s the one thing that a regular person can use go from financial zero to hero.

And if providing a refrigerator will help fill vacancies more quickly, keep good residents longer, and increase your ROI, that is a smart investor move.

What’s Next in our series on New Landlord-Tenant Laws for 2026

This is Part 2 of our multipart series on New Landlord-Tenant Laws for 2026.

Coming in the weeks ahead:

📺 Week 1: California’s New Appliance Requirements for Rental Homes (AB 628)

📺 Week 2: UPDATE on AB 628 and Action Plan to Prepare

📺 Week 3: California’s New $1,000 Handyman Rule (Good news for once!)

📺 Week 4: New Social Security Eviction Defense (Could add months to eviction timeline)

📺 Week 5: Disaster Remediation Duties (Critical after LA fires)

📺 Week 6: Complete 2026 Law Changes Wrap-Up

Subscribe to our blog and YouTube channel to be notified when new information is available.

Need Help?

If you have questions about AB 628, your specific properties, or managing Inland Empire rentals in California’s complex regulatory environment, we’re here to help.

Call Brian Bean directly: 951-314-5402

Visit our website: dreambigpm.com

Watch our video: AB 628 Part 2: Month-to-Month Update + Action Plan

Read Part 1: AB 628: What California’s New Appliance Law Requires

Dream Big Property Management serves Riverside, Corona, Moreno Valley, Fontana, and the Inland Empire.

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