AB 628 Appliance Law: California Landlord Stove & Refrigerator Requirements (2026)

California AB 628 now requires landlords to provide a working stove and a working refrigerator in every residential rental unit. The law -- Chapter 342, Statutes of 2025, authored by Assemblymember Tina McKinnor -- amends Civil Code Section 1941.1 to add these two appliances to the state's legal definition of a "tenantable" dwelling. For landlords in Roseville, Sacramento, and throughout Placer County, this means appliance compliance is no longer optional -- it is a habitability obligation enforceable through tenant remedies, code enforcement, and the courts.

The effective date was January 1, 2026. If you have entered into, amended, renewed, or extended any lease since that date, AB 628 applies to that unit right now. Existing fixed-term leases signed before January 1, 2026 are not immediately affected, but they will be once they renew, roll to month-to-month, or get amended.

TL;DR: AB 628 (Chapter 342, Statutes of 2025) amends California Civil Code Section 1941.1 to require a working stove and refrigerator in all residential rental units for leases entered into, amended, renewed, or extended on or after January 1, 2026. Tenants may opt to provide their own refrigerator if disclosed at lease signing, but there is no stove opt-out. Recalled appliances must be repaired or replaced within 30 days of notice. Failure to comply creates a habitability violation with exposure to rent withholding, repair-and-deduct, and legal claims (California Legislature -- AB 628 Bill Text).

What Is AB 628 and What Does It Change?

Before AB 628, California's habitability statute -- Civil Code Section 1941.1 -- listed nine categories of conditions required for a dwelling to be considered "tenantable." These included effective waterproofing, working plumbing, hot and cold running water, heating, electrical lighting, clean common areas, adequate trash receptacles, functioning floors/stairways/railings, and working deadbolts and window locks. Notably absent from that list: kitchen appliances.

That gap meant landlords had no statewide legal obligation to provide a stove or refrigerator. Many landlords -- especially those renting single-family homes in areas like Lincoln and Auburn -- would advertise units without appliances and leave tenants to supply their own. While most property managers in the Sacramento metro already included appliances as standard practice, the law did not require it.

AB 628 closes that gap by adding two new items to the tenantability checklist:

1. A stove or oven maintained in good working order and capable of safely generating heat for cooking purposes.
2. A refrigerator maintained in good working order and capable of safely storing food at appropriate temperatures.

Both appliances are now legally equivalent to working plumbing or a functioning heater. A unit without them fails California's habitability standard, period.

When Does AB 628 Apply? Lease Trigger Dates Explained

AB 628 does not retroactively apply to every lease in California. The trigger is lease activity on or after January 1, 2026. Understanding which of your leases are covered -- and which are not yet covered -- is critical for phased compliance planning.

Leases That Are Covered Now

AB 628 applies immediately to any lease that was:

• Entered into (new lease signed) on or after January 1, 2026
• Amended (any modification, addendum, or change to terms) on or after January 1, 2026
• Renewed (existing lease renewed for a new term) on or after January 1, 2026
• Extended (lease term extended, including rollover to month-to-month) on or after January 1, 2026

The "extended" category is the one that catches most landlords off guard. If a fixed-term lease expired and the tenant stayed on month-to-month, that extension triggers AB 628 coverage. For landlords managing properties across Folsom, Granite Bay, or anywhere in Placer and Sacramento counties, this means the majority of your portfolio is likely covered already.

Leases Not Yet Covered

A fixed-term lease signed before January 1, 2026 that has not been amended, renewed, or extended remains under the old rules -- temporarily. Once that lease term ends and the tenant renews or rolls month-to-month, AB 628 kicks in. In practice, very few leases will remain exempt past mid-2026.

Pro Tip: Run a lease audit across your entire portfolio this month. For each unit, note the lease start date, the next renewal or extension date, and whether the unit already has a working stove and refrigerator. Any unit hitting a trigger event without compliant appliances creates immediate habitability exposure.

What Appliances Are Required Under AB 628?

The law specifies two appliances, each with a distinct performance standard. "Working" does not mean "looks okay." The statute requires both functional capability and ongoing maintenance.

Stove Requirements

The stove (or oven, or range) must be maintained in good working order and capable of safely generating heat for cooking purposes. This means:

• All burners ignite and reach cooking temperature
• The oven heats to the temperature indicated on its controls
• No gas leaks, exposed wiring, or broken knobs that create safety hazards
• The unit is clean enough to operate safely (grease buildup can be a fire risk)

There is no stove opt-out for tenants under AB 628. Even if a tenant says they do not cook, the landlord must provide and maintain a working stove in the unit. This is a non-negotiable habitability requirement.

Refrigerator Requirements

The refrigerator must be maintained in good working order and capable of safely storing food at appropriate temperatures. The FDA recommends refrigerators maintain 40 degrees Fahrenheit or below, and freezers at 0 degrees Fahrenheit. While AB 628 does not cite specific temperature thresholds, courts will likely reference these standards when evaluating compliance.

Unlike the stove, tenants do have a limited opt-out option for the refrigerator. A tenant may choose to provide and maintain their own refrigerator, but only if:

1. The tenant notifies the landlord at the time the lease is signed that they choose to supply their own unit
2. The lease contains a disclosure statement in substantially the following form: "Under state law, the landlord is required to provide a refrigerator in good working order in your unit"
3. The decision is voluntary -- the landlord cannot require a tenant to opt out

If a tenant opts out and later decides they want a landlord-provided refrigerator, they have 30 days to notify the landlord and switch back. At that point, the landlord must supply a working refrigerator.

The 30-Day Recalled Appliance Rule

AB 628 introduces a specific timeline for dealing with recalled appliances. If a stove or refrigerator in your rental unit is subject to a manufacturer recall or a recall by a public entity (such as the Consumer Product Safety Commission), you must repair or replace the appliance within 30 days of receiving notice of the recall.

That notice can come from multiple sources:

• The tenant (who may have received a recall notification directly)
• The appliance manufacturer
• A government agency like the Consumer Product Safety Commission (CPSC)
• A property management company monitoring recalls on your behalf

The 30-day clock starts when you receive written notice -- not when the recall is issued. But waiting for a letter is a poor strategy. Proactive landlords track recalls before tenants report them.

How to Track Appliance Recalls

Setting up a recall monitoring system takes about 10 minutes and eliminates the risk of being caught off guard:

1. Inventory every appliance -- record the make, model, and serial number for every stove and refrigerator across your portfolio
2. Register appliances with manufacturers -- most brands allow you to register products online for automatic recall notifications
3. Subscribe to CPSC recall alerts -- sign up at cpsc.gov/Recalls for free email notifications filtered by product category
4. Check the CPSC database quarterly -- cross-reference your inventory against active recalls every 90 days

Pro Tip: Create a simple spreadsheet with columns for unit address, appliance type, make, model, serial number, installation date, and last recall check date. This document becomes your compliance proof if a tenant or inspector ever questions whether you are tracking recalls. At Lifetime Property Management, we maintain this kind of appliance registry for every unit in our Roseville and Sacramento portfolio.

Which Properties Are Exempt from AB 628?

AB 628 applies broadly to residential rental properties, but a handful of specific housing types are carved out. If your portfolio includes any of these, those units are not subject to the new appliance requirement:

• Permanent supportive housing -- units designated as permanent supportive housing under state or federal programs
• Single-room occupancy (SRO) units -- where residents share a common kitchen facility rather than having individual kitchens
• Residential hotels -- units within residential hotel buildings
• Dwelling units with communal kitchens -- such as assisted living facilities, dormitory-style housing, or treatment facilities where a shared kitchen serves all residents

Standard rental housing types are all covered. That includes single-family homes, condos and townhomes rented as residences, duplexes and small multifamily properties (2-4 units), and apartment buildings of any size.

If you rent out a single-family home in El Dorado Hills or a duplex in Citrus Heights, AB 628 applies.

What Happens If You Violate AB 628?

AB 628 does not create its own penalty structure. Instead, it plugs appliances into California's existing habitability enforcement framework -- which is already well-established and has real teeth. Failing to provide a working stove or refrigerator after AB 628 triggers the same landlord repair responsibilities as any other habitability deficiency.

Tenant Remedies for Non-Compliance

When a landlord fails to provide or maintain required appliances, tenants have several legal remedies available under existing California law:

• Repair and deduct (Civil Code 1942) -- The tenant can hire someone to repair or replace the appliance and deduct the cost from rent, up to one month's rent, after giving reasonable notice
• Rent withholding -- Tenants can withhold a portion of rent proportional to the diminished value of the unit until the habitability defect is corrected
• Code enforcement complaint -- Tenants can file complaints with local code enforcement agencies, triggering inspections and potential fines
• Habitability lawsuit -- Tenants can sue for breach of the implied warranty of habitability, seeking damages for the period the unit was substandard
• Constructive eviction claim -- In severe cases, a tenant may argue the lack of essential appliances makes the unit uninhabitable and terminate the lease without penalty

The financial math is straightforward. A new mid-range stove costs $400-$800. A standard refrigerator runs $500-$1,200. Compare that to the exposure from any single tenant remedy above, and the compliance cost is a fraction of the violation risk.

AB 628 Compliance Checklist for California Landlords

Here is a step-by-step action plan organized by priority. If you manage rental property in the Sacramento area, this checklist covers everything you need to bring your portfolio into compliance.

Immediate Actions (Complete Now)

Action	Details	Priority
Audit every unit for stove and refrigerator	Confirm each unit has both appliances in working condition	Critical
Record appliance inventory	Make, model, serial number, installation date for each unit	Critical
Check active CPSC recalls	Cross-reference every appliance against cpsc.gov/Recalls	Critical
Update lease agreements	Add AB 628 disclosure language and refrigerator opt-out clause	High
Replace any missing or non-functional appliances	Install stove + refrigerator in units that lack them	Critical

Ongoing Compliance Actions

Action	Frequency	Details
Subscribe to CPSC recall alerts	One-time setup	Filter by kitchen appliances for automatic email notifications
Register appliances with manufacturers	At installation	Enables direct recall notifications
Cross-check recall database	Quarterly	Verify no new recalls affect your inventory
Inspect appliances during property inspections	At every inspection	Test all burners, oven, fridge temp, door seals
Track appliance age and condition	Annually	Budget for replacements before failures occur
Document refrigerator opt-outs	At lease signing	Keep signed disclosure on file for each unit where tenant supplies their own fridge

Budgeting for AB 628 Compliance

For units that already have working appliances, AB 628 creates minimal new cost -- the main investment is tracking and documentation. For units that need new appliances, here is a realistic cost range for the Sacramento and Placer County market:

• Basic electric range/stove: $400-$650
• Mid-range gas range: $550-$900
• Standard top-freezer refrigerator (18-21 cu ft): $500-$800
• Mid-range French door refrigerator: $900-$1,500
• Delivery and installation: $75-$200 per appliance

For rental properties, a basic-to-mid-range stove and a standard top-freezer refrigerator deliver the best return. High-end appliances do not meaningfully increase rent in most Sacramento-area markets. Budget $1,000-$1,500 per unit for a compliant stove-and-refrigerator pair including installation.

Factor appliance replacement into your rental property maintenance plan. The average lifespan of a stove is 13-15 years; refrigerators last 10-13 years. If your appliances are nearing end of life, proactive replacement avoids emergency repair calls and tenant complaints.

How AB 628 Interacts with Existing California Landlord Obligations

AB 628 does not exist in isolation. It layers onto California's broader habitability and repair responsibility framework. Here is how the new appliance requirement connects to other laws you are already required to follow.

Civil Code 1941 and the Implied Warranty of Habitability

AB 628 amends Civil Code 1941.1, which defines the conditions for a dwelling to be "tenantable." This section feeds into the implied warranty of habitability under Civil Code 1941 -- the foundational promise that every California landlord makes to every tenant. By adding appliances to Section 1941.1, AB 628 means a missing or broken stove or refrigerator now breaches that warranty.

Civil Code 1942 -- Repair and Deduct

Because appliances are now habitability items, the repair-and-deduct remedy under Civil Code 1942 applies. If you fail to fix a broken stove within a reasonable time after notice, the tenant can hire a repair technician, pay the bill, and subtract it from next month's rent -- up to one month's rent.

Lease Agreement Updates

Your California lease agreement should now explicitly reference the landlord's obligation to provide and maintain a stove and refrigerator, include the required refrigerator opt-out disclosure language, and document any tenant election to provide their own refrigerator. The California Apartment Association (CAA) updated its standard lease forms in December 2025 to include AB 628 provisions (CAA -- New Compliance Forms for 2026).

Connection to New 2026 California Rental Laws

AB 628 is one of several new California rental laws that took effect in 2026. It arrived alongside AB 414 (electronic security deposit returns), AB 747 (fee transparency in rental advertising), SB 610 (disaster protections), and others. Landlords managing compliance across all these new laws benefit from a systematic approach rather than addressing each bill in isolation.

Practical Scenarios: How AB 628 Plays Out in Real Situations

Laws make more sense when applied to specific situations. Here are common scenarios that Sacramento and Placer County landlords are encountering as they implement AB 628.

Scenario 1: Tenant Moves In Without a Refrigerator

You sign a new lease on February 15, 2026. The unit has a working stove but no refrigerator. The tenant says they have their own fridge and want to bring it. Under AB 628, this is allowed -- but only if you include the required disclosure in the lease and the tenant affirmatively notifies you at lease signing that they choose to provide their own refrigerator. Document it. If the tenant later changes their mind, you have 30 days to supply a working fridge.

Scenario 2: Stove Breaks Mid-Lease

A tenant reports a broken oven on a Wednesday. Under AB 628 and existing habitability law, this is not an emergency (no one is in immediate danger), but it is an urgent habitability repair. You should schedule a repair technician within 24-48 hours. If the stove cannot be repaired, replace it within a reasonable timeframe -- generally 3-7 days. Document every step: the tenant's report, your response, the repair or replacement, and the resolution.

Scenario 3: Recalled Refrigerator in a Multi-Unit Building

You receive a CPSC recall notification for a refrigerator model installed in four of your 12 units. The 30-day clock starts now. Contact your appliance supplier, order four replacement units, and schedule installation. Notify the affected tenants about the recall and your plan to replace the units. Keep copies of the recall notice, purchase orders, delivery receipts, and tenant notifications. If replacement takes longer than 30 days due to supply chain issues, document your good-faith efforts and provide temporary alternatives (loaner units or a refrigerator rental) to mitigate liability.

Scenario 4: Existing Lease with No Appliances

You have a tenant on a fixed-term lease signed in August 2025 that does not expire until August 2026. The unit has never had a stove or refrigerator. AB 628 technically does not apply until the lease is renewed, extended, or amended. But here is the practical advice: do not wait until August. Install the appliances now. The cost is minimal, the tenant goodwill is significant, and you eliminate the risk of a habitability claim if anyone interprets the law more broadly. Proactive investment in tenant satisfaction pays dividends at renewal time.

Local Impact: What AB 628 Means for Sacramento and Placer County Landlords

The Sacramento metro area -- including Roseville, Rocklin, Folsom, Lincoln, Auburn, and surrounding communities -- has a rental market that was already largely compliant with AB 628 in practice. Most professionally managed rentals in Placer County include a stove and refrigerator. But "most" is not "all," and the law demands universal compliance.

Here is where the gaps tend to appear locally:

• Single-family home rentals -- Particularly in Auburn, Lincoln, and foothill communities where owners may have rented homes without appliances
• Older duplexes and fourplexes -- Some older small multifamily properties in Citrus Heights, Carmichael, and North Sacramento were historically rented without refrigerators
• Inherited or accidental rental properties -- Owners who became landlords unexpectedly may not have equipped the unit with standard appliances
• Self-managed properties -- Landlords without professional management may be less aware of AB 628 requirements and compliance deadlines

According to the U.S. Census Bureau's American Community Survey, Placer County has approximately 30,000 renter-occupied housing units and Sacramento County has roughly 200,000. Even a small percentage of non-compliant units represents thousands of properties with potential exposure.

Frequently Asked Questions About AB 628

Do California landlords have to provide a refrigerator in 2026?

Yes. Under AB 628, California landlords must provide a working refrigerator in every residential rental unit for leases entered into, amended, renewed, or extended on or after January 1, 2026. The only exception is if the tenant voluntarily opts to provide their own refrigerator, disclosed at lease signing with the required lease language. Even then, the tenant can reverse that choice within 30 days.

What appliances are landlords required to provide in California?

As of January 1, 2026, California landlords must provide a working stove (or oven/range) and a working refrigerator. These join the existing habitability requirements: effective waterproofing, working plumbing, hot and cold running water, heating, electrical lighting, clean common areas, adequate trash receptacles, safe floors and stairways, and working locks. There is no legal requirement to provide a dishwasher, microwave, washer, or dryer.

Does AB 628 apply to existing leases?

AB 628 applies to leases entered into, amended, renewed, or extended on or after January 1, 2026. An existing fixed-term lease signed before that date is not immediately subject to the new requirements. However, once that lease is amended, renewed, or rolls to month-to-month, AB 628 applies. In practice, most existing leases will be covered by mid-to-late 2026 as they hit renewal dates.

Can a tenant opt out of landlord-provided appliances in California?

Partially. Under AB 628, a tenant may opt to provide their own refrigerator, but only if they notify the landlord at lease signing and the lease includes a specific disclosure statement. There is no opt-out for the stove -- the landlord must provide and maintain a working stove in every covered unit regardless of tenant preference. If a tenant opts out of the landlord refrigerator, they have 30 days to change their mind and request the landlord supply one.

What is the penalty for not complying with AB 628?

AB 628 does not create its own penalty schedule. Instead, non-compliance is treated as a habitability violation under California's existing framework. Tenant remedies include repair-and-deduct (up to one month's rent), rent withholding, code enforcement complaints, habitability lawsuits with potential damages, and constructive eviction claims. The financial exposure from any single violation typically exceeds $1,000 and can reach tens of thousands in lawsuit scenarios.

Does AB 628 apply to single-family home rentals?

Yes. AB 628 applies to all residential rental properties covered by California's habitability standards, including single-family homes, condos, townhomes, duplexes, triplexes, fourplexes, and apartment buildings. The only exemptions are permanent supportive housing, SRO units with shared kitchens, residential hotels, and dwelling units within facilities that have communal kitchens (such as assisted living or dormitory-style housing).

How Lifetime Property Management Handles AB 628 Compliance

At Lifetime Property Management, we manage rental properties across Roseville, Rocklin, Sacramento, Auburn, Lincoln, Folsom, and surrounding communities. Every unit in our portfolio already had a working stove and refrigerator before AB 628 took effect -- because providing functional kitchen appliances has always been our standard practice.

What AB 628 changed for us was the documentation layer. We now maintain a digital appliance inventory for every managed unit, track CPSC recalls against our inventory quarterly, include AB 628 disclosure language in all new and renewed leases, and document appliance condition during every property inspection.

If you are managing your own rental property and need help navigating AB 628 compliance -- or any of the other new 2026 California rental laws -- contact our team for a free portfolio review. We will assess your current compliance status and outline exactly what needs to happen to bring your units into full compliance.