California AB 628: New Appliance Requirements for Rental Properties Beginning January 1, 2026
What Property Owners—Especially Those With Vacant Units—Need to Know
California landlord-tenant law is evolving once again, and a new statewide requirement is set to impact how residential rental units are prepared, marketed, and leased beginning January 1, 2026.
Under Assembly Bill 628 (AB 628), California has expanded its definition of “habitable” housing to require that most residential rental units include a working refrigerator and a working stove for any new lease, lease renewal, or lease amendment executed on or after January 1, 2026.
This update is especially important for property owners with vacant units or those planning to lease a unit in 2026.
Call Parks Property Management to Manage Your Property — (925) 500-8030 .
What Is AB 628?
AB 628 amends California Civil Code §1941.1, which outlines minimum habitability standards for rental housing. Historically, landlords were not required under state law to provide kitchen appliances such as refrigerators. AB 628 changes that.
In practice, habitability requirements in California tend to expand over time, and enforcement often becomes more consistent once new standards are introduced. We’ve seen that owners who proactively align their properties with updated regulations—rather than waiting for lease execution—tend to avoid delays, tenant disputes, and last-minute compliance costs.
Beginning January 1, 2026, a functioning refrigerator and stove will be considered essential habitability items, similar to heating, plumbing, and hot water.
When Does the Law Apply?
The appliance requirements apply to:
- New leases signed on or after January 1, 2026
- Lease renewals occurring on or after January 1, 2026
- Lease amendments executed on or after January 1, 2026
Importantly, existing leases that are not renewed or amended before that date are not immediately impacted. However, once a lease is renewed or modified, compliance is required.
From an operational standpoint, timing is one of the most common areas where issues arise. Lease renewals and mid-term amendments can trigger new compliance requirements unexpectedly, so owners who track lease timelines closely are better positioned to stay ahead of regulatory changes like this.
Why Vacant Properties Require Special Attention
If your property is currently vacant or expected to become vacant prior to 2026, planning ahead is critical.
Any vacant unit that is leased in 2026 will need to meet the new habitability standards before the lease is executed. Units advertised as “tenant to provide refrigerator” may no longer be compliant without very specific lease language, and even then, tenants retain the right to request landlord-provided appliances later.
Proactive compliance can help owners:
- Avoid last-minute installation costs
- Prevent leasing delays
- Reduce the risk of habitability disputes
- Maintain competitive marketability
In the Grass Valley and broader California rental markets, we’re already seeing a shift in tenant expectations toward fully equipped units. Properties that meet these expectations upfront not only lease faster but also reduce back-and-forth negotiations during the application process.
What Appliances Are Required (and What Are Not)
Required Under AB 628
✔ One working refrigerator
✔ One working stove or range
Not Required Under AB 628
✖ Washing machines
✖ Dryers
✖ Dishwashers
✖ Microwaves
✖ Other convenience appliances
The law is narrowly focused on basic food storage and cooking capability.
Are There Exemptions for Small Landlords?
No. AB 628 does not provide an exemption based on the size of the landlord or number of units owned.
The law applies broadly to residential rental properties, regardless of whether an owner has one unit or a large portfolio. Exemptions are limited to specific housing types, such as certain shared-kitchen or supportive housing arrangements.
Can Tenants Still Provide Their Own Refrigerator?
Yes—but with important limitations.
Landlords and tenants may agree in writing that the tenant will supply and maintain their own refrigerator. However:
- The agreement must be explicitly documented in the lease
- Tenants may later revoke this agreement with proper written notice
- Upon notice, the landlord must then provide a refrigerator
- Stoves cannot be tenant-provided under AB 628. They must be supplied by the landlord for covered leases.
While these agreements may still be used, they often introduce additional administrative complexity. In our experience, standardizing appliance responsibility across all units helps reduce confusion, streamline maintenance processes, and create more consistent lease enforcement.
What This Means for Property Owners
For many owners, this change represents a shift in how rental units are prepared between tenancies. While some properties already include appliances, others—particularly older rentals—may require updates.
Owners should consider:
- Appliance purchase vs. replacement timing
- Durability and maintenance costs
- Tenant expectations and market competitiveness
- Lease compliance and risk management
- Early planning often results in lower costs and smoother leasing transitions.
How Our Property Management Team Is Preparing
At Parks Property Management, we are actively preparing for AB 628 by:
- Updating lease templates to ensure full compliance
- Advising owners of vacant or soon-to-be vacant units on appliance planning
- Coordinating appliance installation upon request
- Helping owners evaluate cost-effective, tenant-appropriate options
- Ensuring properties are lease-ready ahead of 2026 deadlines
Our goal is to make compliance simple, predictable, and stress-free for property owners.
Next Steps for Property Owners
Ultimately, AB 628 is less about a single appliance requirement and more about the continued evolution of California’s habitability standards. Property owners who take a structured, forward-looking approach to compliance are better positioned to protect their investment and maintain consistent rental performance over time.
If you currently own a vacant rental property—or expect a vacancy heading into 2026—we recommend reviewing your appliance strategy now.
Planning ahead can:
- Reduce vacancy time
- Prevent compliance issues
- Protect long-term asset value
- Simplify lease execution
For questions about how AB 628 applies to your specific property, or to discuss compliance planning, please contact our team directly.
Parks Property Management
📞 (925) 500-8030
📧 scott@parkspropertymanagement.com