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California landlords are preparing for a significant compliance change with the passage of Assembly Bill 628. Beginning January 1, 2026, the law formally redefines how stoves and refrigerators are treated in rental units, shifting them from optional amenities to required elements of a habitable home.
For years, appliance obligations were inconsistent across the state. Some landlords provided them by default, while others placed responsibility on tenants. AB 628 eliminates that uncertainty by establishing a uniform statewide standard.
For residential and multifamily property owners in Ventura County, this change directly affects leasing practices, maintenance planning, and long-term budgeting. Rent 805 works closely with local landlords to stay ahead of regulatory shifts like this while protecting property value and operational efficiency.
Read on to understand what AB 628 means for your rentals and how to prepare before enforcement begins.
Key Takeaways
- California AB 628 requires working stoves and refrigerators in most rental units starting January 1, 2026.
- Appliance obligations are now part of California’s legal habitability standards.
- Lease updates and written documentation are critical for compliance.
- Early planning helps Ventura landlords manage costs and reduce legal exposure.
Understanding California AB 628 and the 2026 Compliance Deadline
Assembly Bill 628 updates California’s definition of a habitable rental unit by explicitly including stoves and refrigerators. Beginning January 1, 2026, landlords must provide these appliances in covered rental units unless a narrow statutory exception applies.
The scope and timing of the law are clearly outlined in this overview of AB 628’s appliance requirements.
Historically, habitability laws focused on core systems such as plumbing, heating, and electricity. Appliances often fell into a gray area. AB 628 closes that gap and reflects California’s broader focus on minimum living standards.
By tying appliances directly to habitability, the law provides tenants with clearer protections while giving landlords defined responsibilities statewide.
Which Rental Properties and Leases Are Impacted by AB 628
AB 628 applies to most residential rental properties, including:
- Single-family rental homes
- Apartments and condominiums
- Multifamily buildings with individual dwelling units
Lease timing plays a critical role in compliance. The law applies to:
- New leases
- Lease renewals
- Lease amendments
- Many month-to-month rental agreements entered into or modified on or after January 1, 2026
Fixed-term leases signed before January 1, 2026 may not require immediate changes. However, renewals or modifications can trigger the new requirements.
Some housing situations may be exempt, such as certain properties with shared kitchens or specialized housing classifications. These exemptions are limited and depend heavily on how the property is structured.
Required Appliance Standards for California Rental Units
Under AB 628, landlords must provide:
- One working stove
- One working refrigerator
A “working” appliance must:
- Function as intended
- Meet basic safety standards
- Pose no health or fire risk to occupants
Landlords are responsible for maintaining these appliances throughout the tenancy. Repairs related to normal wear and tear remain the owner’s responsibility, while tenant-caused damage can still be addressed under lease terms.
Many owners rely on responsive ongoing maintenance services to ensure appliances remain compliant and operational.
The law also addresses appliance recalls. If a stove or refrigerator is subject to a manufacturer or public entity recall, the landlord must repair or replace it within 30 days of receiving notice. This obligation aligns with California’s implied warranty of habitability under California Civil Code section 1941.1, which defines the minimum conditions required for a rental unit to be legally habitable.
Can Tenants Provide Their Own Appliances under AB 628?
AB 628 allows limited flexibility for tenant-provided refrigerators, but only under specific conditions.
A tenant may supply their own refrigerator if:
- The landlord clearly discloses the option in writing
- The tenant voluntarily agrees in documented form
Stoves are treated differently. In most cases, landlords cannot waive the requirement to provide a stove, even if a tenant offers to supply one. This distinction reflects safety concerns and the essential nature of cooking facilities.
Lease agreements and addenda must clearly define appliance responsibilities. Relying on outdated lease language is one of the most common compliance mistakes landlords make.
How AB 628 Changes Lease Agreements and Habitability Rules
AB 628 formally amends California Civil Code section 1941.1 to include stoves and refrigerators as habitability requirements.
California’s implied warranty of habitability has long required landlords to maintain safe and livable rental housing, and these obligations cannot be waived through lease language. This is explained in detail in the California habitability requirements.
As a result:
- Appliances are no longer optional amenities
- Lease disclaimers may no longer be enforceable
- Updated lease language is essential before 2026
Noncompliance can lead to repair demands, rent withholding, or legal disputes. Clear leases and proactive compliance reduce these risks.
Tenant quality also matters. Careful renter placement through structured tenant screening processes helps reduce misuse and appliance damage over time.
Cost, Planning, and Operational Impacts for Landlords
The financial impact of AB 628 varies by property size and portfolio structure. Landlords who previously did not provide appliances will need to plan for:
- Appliance purchases
- Installation costs
- Ongoing maintenance and replacement
Smaller landlords may feel the impact more immediately, while larger operators often benefit from standardized appliance programs.
Rent increases tied to compliance must follow state and local rent control laws. Appliance upgrades alone do not justify exceeding legal rent caps.
Over time, standardized appliance policies can improve operational efficiency, reduce emergency repairs, and increase market competitiveness.
Ventura-Specific Considerations for Landlords and Property Managers
Ventura County landlords should expect local enforcement agencies to align closely with state habitability standards once AB 628 takes effect.
Best practices include:
- Maintaining appliance records
- Documenting repairs and replacements
- Keeping updated lease templates
Coastal California markets often face higher tenant turnover and stricter oversight. Early preparation helps landlords avoid rushed compliance decisions.
How Landlords Can Prepare Now for AB 628 Compliance
Preparation should begin well before January 1, 2026.
Key steps include:
- Reviewing existing units for appliance compliance
- Creating an appliance inventory
- Budgeting for phased upgrades
- Updating lease templates and internal procedures
Many landlords choose to involve a property management professional early to coordinate compliance, communication, and operations. Learning more about a company’s experience and approach can help determine whether professional support makes sense.
FAQs
1. Does AB 628 apply to leases signed before 2026?
Fixed-term leases signed before January 1, 2026 may not require immediate changes, but renewals, amendments, and month-to-month agreements entered into or modified after that date are generally covered.
2. Can landlords raise rent to cover appliance costs?
Any rent increase must comply with applicable state and local rent control laws.
3. What if a required appliance breaks during a tenancy?
Landlords are responsible for repairing or replacing required appliances when failure results from normal wear and tear.
4. Are any rental properties exempt from AB 628?
Some properties with shared kitchens or specialized housing classifications may be exempt, but exemptions are limited and fact-specific.
Staying Ahead of California’s Next Compliance Shift
AB 628 highlights how quickly California’s rental requirements can change and how deeply those changes affect daily operations. Appliance compliance is no longer a leasing preference. It is a habitability obligation.
Rent 805 combines Ventura-specific expertise with hands-on property management support to help landlords stay compliant without losing focus on long-term performance. If you want guidance on preparing for AB 628 or managing appliance compliance across your rentals, now is the time to take a proactive approach. Contact us today for a free consultation!
