Overview

California has taken a significant step toward improving tenant living standards with the passage of Assembly Bill-628 (AB 628).  Signed into Law by Governor Gavin Newsom on 6 October 2025, this legislation amends Civil Code §1941.1 to redefine what makes a dwelling “tenantable.” Beginning 1 January 2026, landlords must provide and maintain a working refrigerator and stove in all new, renewed, or amended residential leases statewide.

Key Requirements Under AB-628

1.       Mandatory Appliances

o   Every rental unit must include:

§  A stove that safely provides heat for cooking.

§  A refrigerator that safely stores food.

o   Both appliances must be in good working order and are now considered essential for habitability.

2.       Repair and Recall Compliance

o   If an appliance is subject to a manufacturer or government recall, landlords must repair or replace it within 30 days of receiving notice.

3.       Tenant-Provided Refrigerator Option

o   Tenants may use their own refrigerator only if both parties agree in writing at lease signing.

o   If the tenant later opts out, the landlord must install a refrigerator within 30 days.

o   Landlords cannot require tenants to supply their own refrigerator as a condition of renting.

4.       Exemptions

o   The Law does not apply to:

§  Permanent supportive housing.

§  Single-room occupancy units with communal kitchens.

§  Residential hotels or assisted living facilities with shared kitchen spaces.

Why This Law Matters

Historically, many California rental units—especially in Los Angeles and Orange County—did not include refrigerators, forcing tenants to purchase and transport their own appliances.  This practice added significant financial strain, often exceeding $1,000 in upfront costs, on top of already high rents (median rents in major cities range from $3,000 to $3,400).

Assemblymember Tina McKinnor, who authored the bill, emphasized:

“A working stove and a working refrigerator are not luxuries—they are a necessary part of modern life.”

Impact on Landlords

• Financial Burden: Landlords must absorb the cost of purchasing, installing, and maintaining appliances, adding pressure amid rising insurance premiums and compliance costs.
• Legal Liability: Malfunctioning appliances could trigger habitability disputes, rent withholding, or eviction defenses.
• Administrative Challenges: Lease updates, appliance tracking, and compliance documentation will become standard practice.

Tenant Perspective

Tenant advocates hail AB 628 as long overdue, arguing that access to food storage and cooking facilities is a basic necessity, not an amenity.  The Law aims to reduce barriers to affordable housing and improve the quality of life for millions of renters.

Effective Date

• 1 January 2026: Applies to all new, renewed, or amended leases.
• Existing leases remain unaffected until they are renewed or amended.

Bottom Line

AB 628 marks a significant shift in California’s rental housing standards, ensuring that every tenant has access to essential kitchen appliances.  While landlords face new costs and compliance obligations, the Law reflects a growing recognition that safe food storage and preparation are fundamental to habitability.