California AB 628: New Appliance Requirements for Landlords (2026)
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This page is for informational purposes only and does not constitute legal advice. California landlord-tenant law is complex and changes frequently. Where possible, our content references California statutes and primary legislative sources. Always consult a qualified California attorney before making decisions about lease compliance, habitability obligations, or tenant remedies.
Last Updated: May 2026
California Assembly Bill 628 (AB 628) strengthens the state's residential habitability standards by requiring landlords to provide certain essential appliances in rental units. The law took effect on January 1, 2026 and applies to all residential tenancies across California, regardless of when the lease was originally signed.
Before AB 628, appliance obligations for California landlords were primarily a matter of lease terms and local ordinance. AB 628 establishes a statewide statutory baseline: landlords must provide and maintain certain kitchen appliances as part of their existing habitability duty under California law. A rental unit that lacks these appliances, or where the appliances are broken and not repaired, can now be treated as failing to meet the minimum habitability standard.
This guide explains what AB 628 requires, how landlords can come into compliance, what tenants can do if a landlord does not comply, and how the new law interacts with California late fee and rent enforcement rules.
AB 628 was introduced in the California Legislature and signed into law to amend the California Civil Code provisions governing residential habitability. The bill amends California Civil Code § 1941.1, adding subsection (a)(11)(A) (the refrigerator requirement), subsection (a)(11)(B) (a tenant opt-out provision), and subsection (c)(1) (a 30-day repair or replacement recall provision). Section 1941.1 sets out the conditions a landlord must provide for a dwelling unit to be considered habitable. By amending that section, AB 628 makes the provision and maintenance of essential kitchen appliances a component of the warranty of habitability that landlords owe to tenants by operation of California law.
The full text of Assembly Bill 628 and the amended Civil Code sections are available through the California Legislature's official site at leginfo.legislature.ca.gov. Landlords and tenants seeking to verify the exact statutory text should consult that primary source directly. The key subsections added by AB 628 are § 1941.1(a)(11)(A) (refrigerator requirement), § 1941.1(a)(11)(B) (tenant opt-out), and § 1941.1(c)(1) (30-day recall provision). The stove or range requirement is addressed under California Civil Code § 1941.1 as amended by AB 628.
What AB 628 Requires
AB 628 centers on kitchen appliances that are necessary for basic food preparation and food safety. At a minimum, the law requires landlords to provide a functional stove or range and a functional refrigerator. These appliances must be present in the rental unit at the start of the tenancy and must be maintained in good working order throughout the lease term.
Condition and Quality Standards
The law does not require landlords to provide brand-new appliances or appliances of any particular model or brand. What it requires is that covered appliances be in good working order, free of safety hazards, and consistent with the general habitability standards established under California Civil Code § 1941.1 as amended by AB 628. A stove with a broken burner that cannot be used for cooking, or a refrigerator that does not maintain safe food storage temperatures, would not meet the standard. Cosmetic issues that do not affect function -- such as a scratched finish or a worn handle -- are generally not a basis for a habitability claim on their own.
Ongoing Maintenance Obligation
Landlords are not simply required to deliver a working stove and refrigerator at move-in and then walk away. AB 628 creates a continuing obligation. If a covered appliance breaks down through normal wear and tear during the tenancy, the landlord must repair or replace it within a reasonable time after receiving notice from the tenant. What counts as a "reasonable time" depends on the severity of the condition and general California repair timelines, which courts and housing agencies consider on a case-by-case basis. Landlords who ignore repair requests may find themselves on the wrong side of a habitability claim.
Tenant-Caused Damage
The landlord's obligation applies to normal wear and functional decline. If a tenant or the tenant's guests damage an appliance through misuse, negligence, or deliberate action, the cost of repair or replacement may be the tenant's responsibility and may be chargeable against the security deposit at move-out, subject to California's security deposit rules. Landlords should document appliance condition at move-in and move-out to support any deduction claims. Security deposit deductions for appliance damage must be itemized and provided to the tenant within 21 days of move-out under California law.
Exemptions: Who Is Not Covered
AB 628 does not apply to all residential dwellings in California. The following categories of housing are exempt from the appliance requirements added by the bill:
- Permanent supportive housing: Housing programs that combine rental assistance with long-term supportive services for individuals experiencing homelessness or with special needs operate under separate regulatory frameworks and are not subject to AB 628's appliance mandate.
- Single-room occupancy (SRO) units: SRO units, which are individual rooms rented in a building with shared common areas, are excluded. These units typically do not include private kitchens, making the appliance requirement inapplicable by design.
- Residential hotels: Hotels and motels that serve as permanent or semi-permanent residences for tenants under California's residential hotel statutes are not covered by AB 628.
- Dwelling units with shared or communal kitchens: Units in housing facilities where tenants share a communal kitchen -- including assisted living facilities and similar care facilities -- are exempt. Because tenants in these arrangements do not have exclusive use of a private kitchen, the individual unit appliance requirement does not apply.
Landlords operating in any of these exempt categories should confirm their specific situation with a qualified California attorney, as local ordinances in some cities may impose additional or different requirements independent of AB 628.
Compliance Checklist for Landlords
The following steps reflect the practical compliance obligations AB 628 creates. The law was effective January 1, 2026, so landlords with existing tenants should have already acted on these items. If you have not done so, treat this as an immediate action list.
Inspect every unit for covered appliances
Walk through each occupied and vacant unit. Confirm that a working stove or range and a working refrigerator are present. Note any appliances that are absent, non-functional, or presenting safety hazards.
Repair or replace non-functional appliances
For any appliance found to be broken, schedule repair through a licensed technician or arrange a replacement. Prioritize units where tenants have already submitted written repair requests.
Document appliance condition at move-in
Use a written move-in checklist that specifically notes the make, model, and working condition of the stove and refrigerator. Have the tenant sign and date it. Keep a copy in the tenant file.
Update lease language to reflect the statutory obligation
Review your standard lease template and add a clause acknowledging that the landlord will provide and maintain the required appliances in working condition. This aligns the lease with the statute and avoids ambiguity.
Establish a written repair-request process
Give tenants a clear method to report appliance problems -- email, a property management portal, or written notice. A documented process protects you by creating a record that repair requests were received and acted upon promptly.
Track repair timelines
When a repair request is received, log the date, the reported issue, the action taken, and the date of resolution. If a repair is delayed for a legitimate reason (parts availability, technician scheduling), communicate that reason to the tenant in writing.
Tenant Rights and Remedies
AB 628 gives tenants a clearer statutory hook when landlords fail to provide or maintain required appliances. Before the law, a tenant's ability to claim a habitability violation based on appliances depended heavily on how the specific deficiency fit into the general habitability framework. Now, a missing or broken stove or refrigerator maps directly onto a statutory requirement.
Repair and Deduct
California Civil Code § 1942 gives tenants the right to repair a habitability deficiency themselves and deduct the cost from rent. The remedy allows a tenant to spend up to one month's rent on a repair and deduct that amount from rent, and the remedy may be used no more than twice within any 12-month period. To use this remedy, the tenant must give the landlord reasonable notice and a reasonable time to make the repair first. A tenant who skips notice and immediately deducts repair costs risks a landlord challenge. The repair-and-deduct right is not available if the tenant caused the deficiency.
Rent Withholding
Under California's habitability framework, tenants in units that fail to meet minimum habitability standards may, in some circumstances, withhold rent or pay reduced rent into a court-approved trust account. This is a more aggressive remedy and carries legal risk if the underlying habitability claim is disputed. Tenants considering rent withholding should consult a tenant's rights attorney or contact a local rent board before taking action.
Connection to Late Fee Enforcement
If a landlord pursues a late fee against a tenant who is withholding rent over an AB 628 non-compliance claim, the habitability issue becomes a potential affirmative defense in any eviction or collection proceeding. California courts have historically been skeptical of landlords who seek to enforce rent obligations while simultaneously failing to meet their own statutory duties. For more on how California late fees interact with habitability disputes, see our California rent late fee guide and our state-by-state security deposit guide.
Frequently Asked Questions
AB 628 applies to all residential tenancies in California, including existing leases. The effective date of January 1, 2026 means landlords were required to come into compliance regardless of when the lease was originally signed. Landlords with tenants in place before January 1, 2026 could not use lease renewal timing as a reason to delay providing required appliances.
If working, code-compliant appliances were already present before January 1, 2026, you are already in compliance for those items. The key requirement is that the appliances be in good working order and maintained in that condition throughout the tenancy. A stove that is present but non-functional does not satisfy the requirement.
This is a legally complex area. Note that AB 628 applies to leases entered into, amended, or extended on or after January 1, 2026. Existing fixed-term leases remain unaffected until renewal or amendment. Month-to-month tenancies renew each month, so compliance is effectively required for those tenancies starting January 2026. California law generally allows landlords to pursue rent and assess late fees only when they are themselves in compliance with their habitability obligations. A tenant whose lease is covered by AB 628 and who is facing non-compliant conditions may have grounds to withhold rent or seek repair-and-deduct remedies under California Civil Code § 1942. Landlords who attempt to collect late fees while out of compliance with AB 628 may face challenges in court. Consult a qualified California attorney before taking any enforcement action.
AB 628 ties appliance requirements to California's existing habitability framework. Non-compliance can expose a landlord to habitability claims, tenant repair-and-deduct actions (Civil Code § 1942 allows a tenant to spend up to one month's rent on a repair and deduct that amount from rent, and may use the remedy no more than twice within any 12-month period), rent withholding defenses, and potential civil liability. In cities with local rent control or just-cause eviction ordinances, non-compliance may also create additional defenses for tenants in eviction proceedings. The bill does not create a standalone penalty schedule separate from the existing habitability enforcement mechanisms.
Yes. AB 628 applies to single-family residential rental units as well as multi-family units. The California habitability framework it builds on covers all residential tenancies. Single-family landlords who previously provided appliances voluntarily should ensure those appliances are maintained in working condition, as the obligation is now statutory rather than just lease-based.
The landlord is responsible for maintaining required appliances in good working order throughout the tenancy, unless a tenant causes damage through misuse or negligence. If an appliance breaks down through normal wear and tear, the landlord must repair or replace it within a reasonable time after receiving notice from the tenant. Failure to act promptly may give the tenant repair-and-deduct rights or other remedies under California law.
AB 628 focuses on essential kitchen appliances -- primarily a stove or range and a refrigerator -- that are necessary for basic food preparation and storage. It does not mandate dishwashers, washers, or dryers as required appliances. If those items were promised in the lease, the landlord remains bound by the lease terms, but AB 628 itself does not create a statutory obligation to provide them.
Related Resources
The following pages on RentLateFee.com provide additional context for California landlords and tenants navigating late fees, habitability, and compliance.
- California Rent Late Fee Laws and Limits -- State-specific late fee caps, grace periods, and statute citations.
- Are Rent Late Fees Legal? -- National overview of when late fees are enforceable.
- How RentLateFee.com Works -- How our calculator and compliance tools work.
- About RentLateFee.com -- Our editorial standards and team.
For primary legislative sources, visit leginfo.legislature.ca.gov.