AB 628: California’s New Stove + Refrigerator Rule (What Landlords Need to Know for 2026)
California landlords have a new compliance deadline on the horizon. Beginning January 1, 2026, AB 628 changes the state’s definition of “habitability” to include working stoves and refrigerators in rental units. That means landlords will soon be required to provide and maintain both appliances, not just for new tenants but also for many existing residents once a lease is renewed, extended, or amended.
At first glance, this new requirement might seem straightforward, but it can quickly become a compliance trap if you are not prepared ahead of renewal season. As a property management partner that helps owners navigate California’s evolving rental laws, we have broken down what AB 628 requires and how landlords can prepare now to stay compliant in 2026.
Why AB 628 Matters for Landlords
If you own or manage rental property in San Francisco, AB 628 may sound like a small update, but it can create significant compliance challenges if you are caught off guard at renewal time or during a rent increase.
Below is a clear breakdown of what AB 628 requires and how property owners can prepare before the 2026 deadline.
What AB 628 Requires
For new tenancies (starting Jan 1, 2026)
Landlords must:
- Provide and maintain a stove
- Provide and maintain a refrigerator (unless a valid tenant-provided refrigerator arrangement is in place)
This becomes part of basic habitability.
For existing tenancies
If the landlord did not provide the stove/refrigerator (or provided them “as is”), AB 628 gets triggered when a lease is entered into, amended, or extended on/after Jan 1, 2026.
In practice, that means landlords need to watch for routine actions that can trigger compliance.
What Counts as “Good Working Order”?
The law does not require a specific brand or model. It requires that:
- The stove safely generates heat for cooking
- The refrigerator safely stores food
CAA’s general recommendation is a standard-size stove (gas or electric) and a standard-size refrigerator that work properly.
The Big Compliance Triggers Landlords Miss
For existing tenancies, your obligation can kick in when you:
- Sign a renewal rental/lease agreement
- Increase rent
- Change the terms of the tenancy
- Add a new tenant to the agreement
- Extend the lease (even without signing a whole new lease)
Important: Stove is not optional
Under AB 628, the landlord is always responsible for providing and maintaining a stove. Tenants cannot supply, purchase, or use their own stove to meet this requirement. Once the law is triggered, the landlord must ensure that a functional stove is installed and kept in good working order.
Refrigerator has one narrow exception
A tenant can provide their own refrigerator only if:
- The landlord agrees, and
- Proper language is included in the rental agreement at the time it is signed, and
- The tenant chooses that option (it cannot be required)
Can You Charge More Rent or Add a Fee for the Appliances?
If your unit is subject to state or local rent control, the general answer is no. Since a stove and refrigerator are now tied to habitability, AB 628 does not create a special exception that lets landlords tack on an extra fee or exceed allowable increases just to cover appliance costs.
(If you’re considering a larger “fair rate of return” strategy, that’s a separate conversation and depends heavily on local rules.)
“As-Is” Appliances: Do You Have to Fix Them Right Away?
If you previously provided a stove/refrigerator “as is” (meaning you did not agree to maintain or replace), AB 628 treats that similarly to “landlord did not provide” until a trigger event happens.
Once a trigger event occurs:
- The stove must be maintained in good working condition
- The refrigerator must be maintained, unless a properly documented tenant-provided refrigerator option is used in a signed renewal agreement
AB 628 does not allow an ongoing “as-is refrigerator” arrangement after it is triggered. The path becomes either:
- landlord-provided + maintained refrigerator, or
- tenant-provided refrigerator (voluntary) with the right language and agreement.
Tenant-Provided Refrigerator Option: What Landlords Should Know
If you want to offer tenants the option to provide their own refrigerator:
- You can offer the option.
- You cannot require it.
- You cannot advertise two different rents for the same unit based on whether the tenant brings a fridge.
- If a tenant chooses to provide their own refrigerator and later changes their mind, the landlord must provide one within 30 days of notice.
What Happens if You Don’t Comply?
Because this is tied to habitability, non-compliance can open the door to familiar landlord headaches:
- Rent withholding claims
- Repair-and-deduct issues
- Habitability defenses in non-payment eviction cases
The takeaway: this is not just a “nice-to-have appliance upgrade.” It’s a compliance requirement.
A Practical 2026 Readiness Checklist for Owners
If you manage multiple units (especially older stock), here’s a clean way to prepare:
- Audit units now: Which apartments do not have landlord-provided appliances today?
- Flag upcoming triggers: Renewals, rent increases, co-tenant adds, and term changes after Jan 1, 2026.
- Budget and schedule installs: AB 628 provides no grace period once triggered.
- Standardize your approach: Decide whether you will offer tenant-provided refrigerator options or keep it simple with landlord-provided appliances across the board.
- Document everything: Appliance condition, installation dates, maintenance logs, tenant notices.
