If you self-manage rental properties in California, including in the South Bay region, a major legal update is coming your way. California AB 628 landlord requirements, effective January 1, 2026, change the state’s habitability standards for residential rentals. Under the new law, most rental units must include a working stove and refrigerator to be considered legally tenantable.
For landlords and property managers in areas like Torrance, Redondo Beach, Manhattan Beach, and Hermosa Beach, AB 628 means adjusting lease agreements, budgets, and property checklists to stay compliant. Here’s what you need to know about this important update to California’s rental housing requirements.
1) What AB 628 Actually Does
AB 628 amends California Civil Code § 1941.1 (habitability standards) by adding:
• A stove that is maintained in good working order and capable of safely generating heat for cooking; and
• A refrigerator that is maintained in good working order and capable of safely storing food.
This means stoves and refrigerators are no longer optional amenities for covered leases—they are habitability items.
2) When It Applies (Critical Timing Rule)
The new stove and refrigerator requirements apply only to leases that are:
• Entered into, amended, or extended on or after January 1, 2026.
If you have an existing lease that continues unchanged into 2026, the requirement typically applies when you renew, amend, or extend that lease or sign a new one.
3) What Counts as Compliant Appliances
Stove Requirement:
• Must be in good working order
• Must safely generate heat for cooking
• A stove subject to a manufacturer or government recall is treated as not safe
Refrigerator Requirement:
• Must be in good working order
• Must safely store food
• A recalled refrigerator is treated as not safe
4) Tenant ‘Bring Your Own Refrigerator’ Option (Limited Exception)
A tenant may provide and maintain their own refrigerator only if ALL of the following are true:
1) The tenant and landlord mutually agree at lease signing.
2) The lease includes the required checkbox statement acknowledging the tenant requested to bring their own refrigerator.
3) The lease allows the tenant to give 30 days’ written notice to request landlord installation of a refrigerator.
4) The landlord does not condition tenancy on the tenant providing a refrigerator.
5) The landlord is not responsible for maintaining a tenant-provided refrigerator.
This opt-out applies only to refrigerators. The law does not provide the same opt-out structure for stoves.
5) 30-Day Deadline to Address Recalls
If the landlord receives notice that a stove or refrigerator is subject to recall, the landlord must repair or replace the appliance within 30 days. This does not limit any other tenant remedies available under law.
6) Units Where the Requirement Does Not Apply
The stove and refrigerator requirements do not apply to:
• Permanent supportive housing
• Single-room occupancy (SRO) units, including those with shared food preparation areas
• Residential hotels
• Housing facilities with shared or communal kitchens, including assisted living facilities
7) Compliance Checklist for Self-Managing Landlords
Before renewing or re-leasing after January 1, 2026:
• Inventory all units for stove and refrigerator presence
• Install missing appliances where required
• Test for safe operation and temperature
• Track model and serial numbers for recall monitoring
• Update lease forms with appliance provisions and refrigerator opt-out language if used
• Update move-in inspection checklists
• Budget reserves for appliance replacement
8) Frequently Asked Questions
Do appliances have to be brand new?
No. They must be in good working order and safe, but they do not have to be new.
Do I need to add appliances to a current lease?
The requirement applies when a lease is entered into, amended, or extended after January 1, 2026.
Can I advertise tenant-provided refrigerators?
Only if it is truly tenant-requested and documented using the required lease language. It cannot be a condition of tenancy.
Bottom Line
For California landlords and South Bay property managers, AB 628 represents a significant shift in what’s required to maintain a habitable rental unit. Beginning with leases entered into, renewed, or amended on or after January 1, 2026, a working stove and refrigerator will no longer be optional, they’re mandatory for compliance.
Now is the time to review your appliance inventory, update lease templates, and budget for any necessary upgrades. Preparing ahead can help you avoid compliance issues, tenant disputes, and last-minute expenses.
If you manage properties in the South Bay or Greater Los Angeles area, our team at Jamico Properties can help ensure your rentals meet the new California landlord appliance requirements under AB 628. Contact us today to stay compliant and protect your investment.
This article is for educational purposes only and does not constitute legal advice.