California’s New Law: AB 628 Explained

California’s groundbreaking Assembly Bill 628 now requires most rental units to include a working refrigerator and stove, starting January 2026. Here’s a clear rundown of what's changing, why it matters, and how California stands apart from the rest of the U.S.

California’s New Law: AB 628 Explained

Governor Gavin Newsom signed AB 628 into law in October 2025, revising Civil Code §1941.1 to add refrigerators and stoves to California’s basic habitability standards. This places food storage and cooking appliances alongside necessities like heat, plumbing, and hot water — changing the game for tenants and landlords statewide.

• Effective January 1, 2026:

  • Applies to all new leases signed on or after this date.

  • Also covers lease renewals, extensions, or amendments after the start date.

• Landlord requirements:

  • Must provide and maintain a functional refrigerator, capable of safe food storage.

  • Must provide and maintain a working stove/oven.

  • If either appliance is recalled by the manufacturer, it must be repaired or replaced within 30 days of notice.

• Opt-Outs and Exemptions:

  • Tenants may agree in writing (at lease signing) to provide their own refrigerator, but not a stove. Leases must carry specific disclaimers. Tenants can still request a landlord-provided refrigerator with 30 days’ notice.

  • Exemptions exist for some housing types (certain single-room occupancy units, residential hotels, or shared kitchens).

Why California Changed the Rules

California, especially Los Angeles and Southern California, has long stood out because many rentals didn’t come with a refrigerator, leaving tenants to grapple with buying their own. This new law fills that gap, ensuring basic kitchen functionality is standard across the state.

How Does California Compare?

No other U.S. state currently requires landlords to provide a refrigerator statewide as of late 2025. Elsewhere:

• Refrigerators and stoves are not usually mandated by state law — they’re considered amenities, not requirements.

• Landlords who do provide them must keep them working, per the implied warranty of habitability.

• Some cities (e.g., New York City, Chicago, Washington, D.C., San Francisco) have local codes requiring stoves/ovens, and sometimes refrigerators, but there’s no recent statewide law matching California’s 2026 rule.

• Always consult your local housing code for appliance rules — requirements vary widely by city and county.

California’s new requirement for refrigerators marks a true policy shift, making kitchens more livable for millions and setting a unique precedent in residential real estate. If you’re a California landlord or tenant, make sure your lease is ready for these updates. If you’re elsewhere, local rules still apply — but for now, California leads the way in modern rental habitability standards.