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

What Changes January 1, and Which Leases It Touches

By BRIAN BEAN
Rental Home Advocate | Property Manager | Real Estate Broker

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:

1. Both parties must mutually agree in writing.
2. You cannot require residents to provide their own refrigerator as a condition of renting.
3. 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.

CA DRE #01346382.

Related Reading

• Legal Update on AB 628 Rental Home Appliance Requirements in California
• Who Pays for Repairs in California Rentals? The Simple Rule Every Investor Must Know
• 2026 California Rental Property Laws: Summary and Your Action Plan

Full Transcript

Transcript of the video above — Brian Bean, Broker/Owner and Rental Home Advocate, Dream Big Property Management. CA DRE #01346382. Lightly edited for readability.

California landlords, you might need to add a big-ticket item to your holiday shopping list this year. Stay tuned for details on a new law that kicks in this January.

Hi, I’m Brian Bean with Dream Big Property Management here in Riverside, California. Today we’re digging into a new law that requires most rental homes in California to come with a full set of basic appliances. AB 628, signed this month by Governor Newsom, takes effect on January 1st. And going forward, for all rental agreements signed, renewed, or extended, the following items must be supplied at the property: one, a stove in good working order capable of safely generating heat for cooking; and two, a refrigerator in good working order capable of safely storing food. Those items will now be considered essential — like heating, electricity, running water. And without them, the property will be considered uninhabitable.

So what’s the TL;DR here? Well, if you’re already providing these appliances in your rental, you just need to make sure that they remain in good working order. That means if they break, you fix it. But in Southern California, it’s not unusual for a renter to have to lug around their own refrigerator. And in most cases, that will soon come to an end.

As an Inland Empire investor, here’s what you need to know going forward. AB 628 applies to any lease started, amended, or extended on or after January 1st, 2026. Existing leases that continue unchanged are not affected. But the moment an existing lease is renewed or changed in any way, the new rules apply.

So what constitutes a change? Well, a formal lease extension, a rent increase, any change in the terms are obvious. But what about month-to-month rental agreements? The new law refers to agreements that are signed, renewed, or extended. When a tenant remains on a month-to-month after a lease expires and a landlord accepts rent, California law says the parties are presumed to have renewed on the new month-to-month terms. Though the new law doesn’t specifically address this question, we’re erring on the side of caution and treating it as if the new rules apply.

What does good working order mean? Well, AB 628 also doesn’t define that, but let’s just assume that it means the stove provides enough heat to cook food and the refrigerator keeps your food cold or frozen, depending upon your needs. This law also requires that any recalled appliances be repaired or replaced within 30 days of being notified of the recall. If a rental property does not have these appliances in good working order, or if an existing appliance is subject to a recall, the property could be considered legally uninhabitable.

What about current renters who have their own refrigerator? The new law allows residents to provide their own refrigerator, and to continue to do so if they already provide their own. Starting January 1st, you’ll just need a written opt-out agreement if they want to continue to use their own. And the renter can still request later that you provide a refrigerator, with 30 days’ notice. Also, you cannot require a resident to provide their own refrigerator as a condition of renting the unit — but this allowance is nice for when residents want a newer or a specialized fridge.

How about exemptions? These new requirements apply to many rental homes in California, but there are some exceptions, including permanent supportive housing — think assisted living — single room occupancy like rooms for rent, residential hotels, and any facility with communal kitchens.

Now let’s talk about the penalties. This is an issue of legal habitability. A rental unit without a working stove and refrigerator will be considered legally uninhabitable, the same as a unit without heat or running water. If that were the case, residents could withhold rent. They could start repair-and-deduct procedures. They could use it as a defense against an eviction, or they could potentially pursue litigation against you for habitability violations.

And you not only have to provide those appliances, but you also have to maintain them. A stove element burns out, a refrigerator compressor dies — you must address it promptly. If a refrigerator is under recall, you must arrange for a repair or replacement immediately. No more “without warranty” stipulations in your lease.

With all that in mind, here are your next steps.

One, take inventory. Go through every rental property you own right now and document the condition and age of your stoves and refrigerators. Take photos. Note the make, model, serial numbers, approximate age. Budget now for replacement to be ready when it fails.

Two, check now for recalls. Go to CPSC.gov. Search every appliance model. If you discover an open recall, get the repair ordered as soon as possible to beat the crowd.

Three, update your rental agreements. Work with your attorney or property management company to make sure that the language in your lease is updated for 2026.

Four, do not underestimate the cost. When government gets involved, it tends to affect market prices. Just look at the cost of health insurance and college tuition, for example. Those seasonal appliance sales you’re used to — those could go away. You might want to make your purchases sooner rather than later. And then budget for the future: refrigerators typically last 10 to 12 years, stoves can go 15 to 20 years.

Five, plan ahead. Do you have leases renewing in early 2026? If the appliances are marginal, or if they belong to your resident, you may need to replace them. Look into buying now in preparation. And for properties that are vacant now, it’s probably best to install those units before leasing them, even if the move-ins happen this year.

Lastly, protect yourself. This law, like most, is gray and leaves many questions unanswered. For example, it doesn’t define good working order. It doesn’t specify refrigerator size or number of burners required for the stove. It doesn’t define what a stove is — whether it’s a stovetop, or did they really mean a range, which would include an oven? These questions may eventually be clarified by courts or through habitability disputes.

So here’s my advice: don’t be the test case. Err on the side of caution. Provide normal, standard appliances that match the property. If it’s a five-bedroom home, appliances will probably be larger than those on a two-bedroom ADU. Not luxury — you don’t need a Sub-Zero refrigerator or a Viking range — but provide what a reasonable person would expect in that 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?

Now, why is this important? 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 have and prepare food is not a luxury in permanent housing. It’s a baseline standard that we all expect. From state to state, city to city, even neighborhood to neighborhood, there is no standard when it comes to what appliances you can expect to find in a rental home. And that makes it very difficult for people when they move.

The question is, should that matter? Should renters — who, by the way, can be told to pick up and move on with as little as 30 days’ notice — be expected to pack up among their belongings large appliances in order to relocate? And until now, the answer’s been yes. But no more. And rightfully so.

Even though these new rules will be short-term hardship for some rental owners, in the bigger picture this will be good for everyone long term. Our residents will find it easier and less expensive to move. And our investors will have more candidates for their vacancies — not just those who have refrigerators in tow.

Owning rental properties is the surefire way to build wealth in this country. It’s the one thing that allows a regular person to work hard, be disciplined, position themselves to buy real estate, and then go from financial zero to hero. Providing what most people consider basic necessities will help fill vacancies quickly, keep them longer, and increase the financial returns over time for the owners.

And you know what else? When you provide a nice home for a renter, it just feels better. And if you can build a retirement for yourself at the same time, that’s a win-win.

If you have questions about the new appliance rules, or any of the dozen or so new rental home laws in California, call me directly: 951-314-5402.

Happy to share. You can also find valuable information on our website, dreambigpm.com. Also, if you found the information you heard here today useful, please do us a favor: like and subscribe, so that we can help others just like you. Don’t be accidental about your future. Be intentional to your success.