What You Need to Know About California’s New Rental Appliance Law (AB 628)
Big change is coming to the California rental market: Assembly Bill 628, now signed into law, will make it mandatory for all leased residential units to include a working stove and refrigerator starting January 1, 2026. San Francisco Chronicle+1
🔍 Why This Matters
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Historically, landlords were not required by law to supply kitchen appliances like refrigerators or stoves. Law Soup California+1
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Many properties in California (especially in high-cost areas) have been leased without those items, forcing renters to purchase or transport large appliances on their own. San Francisco Chronicle+2LAist+2
🏡 What AB 628 Requires
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Inclusion in Leases: As of 2026, new, renewed, or amended leases must include a working refrigerator and stove as part of habitability standards. San Francisco Chronicle+1
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Maintenance / Replacement: If appliances are recalled or fail, landlords have 30 days to repair or replace them. San Francisco Chronicle
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Tenant Opt-Out: Tenants may bring their own refrigerator only if both landlord and tenant agree in writing. San Francisco Chronicle
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Exemptions: The law does not apply to short-term rentals, properties with communal kitchens, or certain types of supportive/senior housing. San Francisco Chronicle
⚖️ What It Means for Tenants & Landlords
| Tenants | Landlords / Investors |
|---|---|
| More predictable and livable rentals — no more “bring your own fridge.” | Added cost burden in some cases, but helps standardize expectations and reduce disputes. |
| Safe cooking & food storage guaranteed as part of lease. | Need to audit existing units and plan upgrades before 2026 deadlines. |
| Easier comparisons across rental options. | Clarify appliance obligations in your lease agreements. |
✅ Next Steps
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If you’re a tenant or prospective renter, double-check leases starting 2026 for appliance inclusion.
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If you’re a landlord or property investor, start budgeting for upgrades or replacements now.
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Let me help you evaluate your rental properties or leases under the new law. Message me and we’ll plan together.
Haven Realty Group
Your Partner in Success
Patti Gregory Realtor
714.398.1998
REAL Brokerage DRE 01182154
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