Overview of AB 628
Gavin Newsom just signed a new law that requires landlords to provide a refrigerator in all California rentals starting January 1, 2026. This new rule is a major change in California where most rental properties have traditionally been rented without a refrigerator. The law also mandates a working stove, which is not a major change as almost all rentals in California were already rented with a stove.
Habitability Requirement
Significantly, the law doesn't just require a refrigerator and stove, it makes it a condition of habitability. The bill states, "This bill would add a stove and refrigerator that are maintained in good working order and are capable of safely generating heat for cooking purposes and capable of safely storing food, respectively, to the list of characteristics required for the dwelling unit to be tenantable for leases entered into, amended, or extended on or after January 1, 2026." This means that if the stove or fridge breaks, the landlord has to fix/replace it within a reasonable amount of time (typically considered 30 days but depends on severity). Ultimately, this law has teeth and you don't want to ignore it.
What About My Existing Tenant?
If you have an existing tenant, this law does not apply to you until January 1, 2026. However, in January a resident can request the landlord install a refrigerator at the landlord's expense. The bill says, "The lease provides that the tenant may, with 30 days written notice, inform the landlord that they no longer wish to keep their own refrigerator in the unit, and that at the end of the 30-day notice period, the landlord shall install a refrigerator in good working order in the unit." This means that if you own rental property in California, you should start budgeting now to buy a new refrigerator in 2026.
What If I'm About To Rent My Home?
If you are in the process of preparing your home to be a rental, we recommend supplying a good refrigerator in working condition. Technically this law will not apply to you until the lease is extended or renewed in 2026, but it will generally be easier and more cost effective to supply a refrigerator now than waiting for the resident to request one when the lease is renewed.
What Will Mesa Do?
Like always, we will help you stay in compliance with the law to make sure you don't get in legal trouble. We are still working out the details but we will be able to facilitate the purchase and delivery of refrigerators so that you can continue to own rental property without it owning you.
FAQs About AB 628 (Refrigerator and Stove Rental Requirement Law)
Q: When does the new refrigerator law take effect?
A: The law goes into effect on January 1, 2026.
Q: What appliances are required under AB 628?
A: Landlords must provide a working refrigerator and a working stove in every rental unit.
Q: Does this apply to existing tenants?
A: Yes, but only for leases that are started, renewed, or extended after January 1, 2026. At that time, tenants can give 30 days’ written notice asking the landlord to install a refrigerator at the landlord’s expense.
Q: What if the refrigerator or stove breaks?
A: The law makes both appliances a habitability requirement. Landlords must repair or replace them within a reasonable time.
Q: Do I need to provide a refrigerator right now?
A: No. The requirement applies to new, renewed, or extended leases on or after January 1, 2026. However, landlords may find it easier and more cost effective to supply a refrigerator now.
Q: What happens if a landlord doesn’t comply?
A: Failing to provide a refrigerator or stove could make the unit legally uninhabitable, exposing the landlord to tenant remedies, legal claims, and potential penalties.
Q: How can Mesa Properties help?
A: We are still working out the details but Mesa will assist owners with purchasing, delivering, and maintaining refrigerators and stoves so that you can own rental property without it owning you.
