California AB628: The Complete Appliance Requirement Guide for Inland Empire Rental Property Investors
AB628 California appliance requirements
California AB628: The Complete Appliance Requirement Guide for Inland Empire Rental Property Investors
What every rental property owner needs to know about the new appliance requirements starting Jan. 1, 2026
California rental owners, you might need to add a big-ticket item to your holiday shopping list this year.
Starting Jan. 1, 2026, most rental homes in California will be required to include working stoves and refrigerators as part of basic habitability standards. Assembly Bill 628, signed by Gov. Gavin Newsom this October, fundamentally changes what rental property owners must provide to meet California’s legal standards for “tenantable” housing.
If you own rental property in the Inland Empire – or anywhere in California – you have just more than two months to prepare for these new requirements.
Here’s what you need to know:
What AB 628 Requires
Under the new law, every rental property must include:
- A stove in good working order, capable of safely generating heat for cooking purposes
- A refrigerator in good working order, capable of safely storing food
These appliances are no longer considered optional amenities. They’re now classified as essential features – just like heating, electricity, and running water. Without them, your property will be considered legally uninhabitable under California Civil Code § 1941.1.
When the New Rules Apply
Here’s the critical timeline you need to understand:
AB 628 applies to any lease that is signed, renewed, or extended on or after Jan. 1, 2026.
That means:
- New leases signed in 2026 must include compliant appliances.
- Lease renewals trigger the requirement.
- Lease extensions trigger the requirement.
- Any amendment to an existing lease triggers the requirement.
But here’s the good news: Existing leases that continue unchanged are not immediately affected. If you have a resident on a lease signed before Jan. 1, 2026, you have some breathing room. But not a lot.
The Month-to-Month Question
Existing leases in California typically convert automatically to a month-to-month agreement when the lease term expires (check the language in your paperwork for specifics on your property). If you just let a current lease convert with no changes, how will you be affected? Well, the new legislation refers to agreements that are “signed, renewed, or extended.”
But in California, when a renter remains on month-to-month after a lease expires, and you accept that rent payment, state law says the parties are “presumed to have renewed” the agreement on the new month-to-month terms.
Though AB 628 doesn’t specifically address this scenario, we recommend erring on the side of caution and treating automatic month-to-month conversions as if the new rules apply. Better safe than facing a habitability complaint.
What “Good Working Order” Means (and Doesn’t Mean)
Like a lot of legislation, AB 628 is ambiguous in many areas. For example, it doesn’t actually define “good working order.” Based on common sense and standard practice, we’re going to assume it means:
- The stove provides enough heat to safely cook food.
- The refrigerator keeps food cold or frozen, as needed.
But the law also does not specify:
- Minimum refrigerator size (Could a mini-fridge technically comply?)
- Number of burners required on a stove
- Whether a cooktop alone qualifies, or if an oven is required
- What features are necessary (ice makers, connected water line, etc.)
These omissions will likely be clarified through court cases and habitability disputes over the coming years.
Our advice? Don’t be the test case.
Err on the side of caution. Provide standard appliances that match the property. A five-bedroom home probably needs larger appliances than a two-bedroom ADU. Do you need luxury Sub-Zero refrigerators or Viking ranges? Unlikely, but provide what a reasonable person would expect in a specific property.
Because if a resident files a habitability complaint claiming your compact refrigerator or two-burner cooktop doesn’t meet the standard, is that really worth fighting about?
Special Rules for Refrigerators
AB 628 treats refrigerators differently from stoves.
Residents can opt out of a landlord-provided refrigerator – but only under specific conditions:
- Both parties must mutually agree in writing.
- You cannot require residents to provide their own refrigerator as a condition of renting.
- Residents can change their mind and later request you provide one within 30 days written notice.
This allowance is particularly helpful for residents who want a newer or specialized refrigerator (like a French-door model or one with specific features).
But this is a mutual agreement. You are not required to remove your refrigerator just because a resident asks.
There is no opt-out provision for stoves. You must provide one, period.
Maintaining the Appliances
Good working order is an ongoing condition. If the appliance breaks, you are required to repair it.
Also, If a stove or refrigerator is subject to manufacturer recall, you must repair or replace it within 30 days of receiving notice of the recall.
Who’s Exempt?
The new appliance requirements apply to most rental homes in California, but there are some exceptions:
- Permanent supportive housing (such as assisted-living facilities)
- Single-room occupancy units (like a “room for rent” with shared kitchen)
- Residential hotels
- Any facilities with communal kitchens
Standard residential rental homes – single-family houses, condos, apartments, duplexes, ADUs with private kitchens – all appear to fall under the new requirements.
Legal Consequences of Non-Compliance
This is serious. Let’s be clear about what “uninhabitable” means under California law.
If your rental property lacks a working stove and refrigerator after the law takes effect, residents could:
- Withhold rent until the issue is corrected
- Initiate repair-and-deduct procedures to fix the problem themselves and deduct the cost from rent
- Use habitability violations as a defense against eviction if you try to remove them
- Pursue legal action against you for habitability violations, potentially recovering damages
This isn’t just about regulatory compliance – it’s about avoiding significant legal and financial exposure.
Your 6-Step Action Plan
With 77 days until AB 628 takes effect, here are some steps to prepare for the changes:
1. Take Inventory Now
Go through every rental property you own and document:
- The condition of every stove and refrigerator
- Age and expected remaining lifespan
- Make, model, and serial numbers
- Photo documentation
If you’ve got appliances showing their age, budget now for replacement. It’s better to replace proactively than deal with a breakdown that makes your property legally uninhabitable.
2. Check for Recalls
Visit CPSC.gov and search every appliance model in your portfolio. If you discover an open recall:
- Contact the manufacturer immediately
- Schedule repair or replacement
- Document everything
- Don’t wait – get ahead of the January 1st rush
3. Update Your Lease Agreements
Work with your attorney or property management company to ensure your 2026 lease language includes:
- Clear statement that appliances are provided
- The refrigerator opt-out provision with proper statutory language
- Maintenance and repair responsibilities
- Notification procedures about problems with appliances
Your old “appliances provided without warranty” clauses won’t work anymore.
4. Don’t Underestimate the Cost
When government mandates create universal demand, market prices respond. Look at health insurance and college tuition as examples.
Those seasonal appliance sales you’re used to? They might disappear as thousands of California rental property owners rush to purchase before the deadline.
Budget expectations:
- Refrigerators typically last 10-12 years
- Stoves can go 15-20 years
- Basic appliance sets: $1,000-$3,000
- Mid-range: $2,000-$5,000
- Installation and disposal: Additional costs
Consider buying sooner rather than later if you know you’ll need replacements in early 2026.
5. Plan Ahead for Early 2026 Renewals
Do you have leases renewing in January, February, or March 2026? If the appliances are marginal – or if they currently belong to your resident – you may need to replace them sooner than later.
For properties that are vacant now, it’s probably best to install compliant appliances before leasing them, even if move-ins happen before January. Why? Because when you do the first renewal after that date, you’ll need compliant appliances anyway.
6. Protect Yourself From the Gray Areas
The law leaves many questions unanswered:
- What exactly qualifies as “good working order”?
- What size refrigerator is adequate?
- How many burners must a stove have?
- Does “stove” mean just a cooktop, or must it include an oven?
To play it safe, we suggest you provide appliances appropriate for your property. Not luxury – just what a reasonable person would expect.
Why This Matters (The Bigger Picture)
Renters are a growing population in California, and the cost to lease a home here continues to climb. Basic appliances that allow a person to store and prepare food aren’t luxuries in permanent housing – they’re baseline standards we all expect.
From state to state, city to city, even neighborhood to neighborhood, there has been no standard for what appliances you can expect in a rental home. And that has made it difficult for people when they move. That soon changes.
And it’s probably for the better.
Even though these new rules create short-term costs and administrative burdens for rental property owners, in the long run, this will be good for everyone.
Residents will find it easier and less expensive to move.
Investors will have more candidates for vacancies.
The Investment Perspective
Owning rental properties is one of the most reliable ways to build wealth in this country. It’s the one investment vehicle that allows regular people to work hard, be disciplined, position themselves to buy real estate, have patience, and go from financial zero to hero.
And providing what most people consider basic necessities in a home will help:
- Fill vacancies more quickly
- Keep properties occupied longer
- Increase financial returns over time for owners
Get Expert Help
If you have questions about AB 628, or any of the other dozen or so new rental home laws in California, we’re here to help.
Call Brian Bean directly at 951-314-5402.
You can also find valuable information on our website at dreambigpm.com, including our complete video breakdown of AB 628 covering every detail, exemption, and compliance strategy.
About Dream Big Property Management
We’re Rental Home Advocates serving the Inland Empire of Southern California. Our mission is to transform accidental landlords into intentional investors through education, expert guidance, and superior property management services.
AB628 California appliance requirements
California appliance law rental property
rental property refrigerator requirements California
California stove requirement rental
AB 628 compliance guide #Inland Empire rental property law
California habitability requirements 2026
when does AB 628 take effect
California rental property appliance requirements
do California landlords have to provide appliances
AB628 exemptions
rental property stove and refrigerator law
California rental home appliance mandate
AB628 habitability standard
Riverside rental property law
Inland Empire property management
Southern California rental requirements
Riverside property management AB628
Moreno Valley rental property law
Corona landlord requirements
San Bernardino rental property compliance
what appliances must California landlords provide 2026
does AB628 apply to existing leases
California refrigerator opt out provision
recalled appliance requirements California rental
good working order definition AB628
month to month rental AB628 compliance
California rental property uninhabitable no refrigerator