Do LA Landlords Have to Provide a Fridge & Stove Now? AB 628 in Practice

Since January 1, 2026, California law has a clear answer to one of the most-argued questions in renting: yes, a working stove and refrigerator are now part of what makes a rental legally habitable. Here is what Assembly Bill 628 means for Los Angeles rental owners and tenants.

What AB 628 Actually Requires

AB 628 updates California's habitability standards. For leases entered into, amended, or renewed on or after January 1, 2026, the landlord must provide and maintain:

• A stove or oven in safe, working condition, and
• A refrigerator capable of safely storing food.

Existing fixed-term leases are not immediately affected — but the moment a lease renews, extends, or is amended (even automatically), the requirement kicks in.

The Recall Rule Most Owners Miss

An appliance that is subject to a manufacturer or government recall is considered non-compliant. Once you receive notice of a recall, you have 30 days to repair or replace the unit. Keep receipts and document the swap.

Can a Tenant Use Their Own Fridge?

Yes — a tenant may choose to supply their own refrigerator, but that choice must be documented in writing. There is no equivalent option for stoves: the stove is always the landlord's responsibility under the new law.

What This Means for LA Landlords in Practice

1. Budget for appliances at turnover. If your units historically rented without a fridge, every new or renewed lease now needs one. A reliable basic refrigerator is a few hundred dollars — far cheaper than a habitability claim.

2. Update your lease templates. Add language covering the appliances provided, their condition, and the written option for tenant-supplied refrigerators.

3. Track recalls. Register appliances with the manufacturer so recall notices actually reach you and your 30-day clock starts with full information.

4. Remember the rest of the LA rulebook. AB 628 is a state law that stacks on top of the City of LA's own requirements. If you own rentals in the city, see our companion guide to LARSO and JCO rules for 2026.

Thinking About Whether the Rental Is Still Worth It?

Between AB 628, the JCO fee, and the new rent-increase formula, some owners are deciding 2026 is the year to reposition. If you want an honest read on what your rental would sell for versus what it earns, get a free property valuation or talk to me directly.

This article is general information, not legal advice.