New California Law: All Rental Units Must Include a Refrigerator by 2026

Starting January 1, 2026, all rental properties in California will be required to include a working refrigerator and stove.This new law, known as Assembly Bill 628 (AB 628) and signed by Governor Gavin Newsom, updates the state’s housing standards to ensure that every rental home includes essential kitchen appliances.

At Strategic Growth Real Estate, we make it a priority to keep both landlords and tenants informed about new laws that impact the rental market. Here’s everything you need to know about this change and how to prepare for it.

Why the Change?

For decades, California law required landlords to provide basics like heating, plumbing, and safe wiring but appliances such as refrigerators and stoves were considered optional. AB 628 changes that by redefining what makes a unit “habitable.” The goal is to make every rental move-in ready and ensure tenants have access to safe and functional cooking and food storage options.

This update helps:

• Tenants save money on move-in costs and avoid the hassle of transporting appliances.

• Landlords make their listings more competitive and appealing.

• Communities maintain higher living standards and promote health and equity across all income levels.

The bill’s author, Assemblymember Tina McKinnor, explained that “being able to store and prepare food should not be considered a luxury."

What the Law Requires

Starting January 1, 2026, landlords must:

• Provide and maintain a working refrigerator and stove in all rental units.

• Replace or repair any recalled or broken appliances within 30 days.

If both the tenant and landlord agree in writing, tenants can still bring their own refrigerator. However, the default requirement is that landlords must provide both appliances.

Exceptions

This rule does not apply to:

• Short-term rentals (like vacation or Airbnb-type stays)

• Units with shared or communal kitchens

• Certain assisted living or supportive housing arrangements

How Landlords Can Prepare

With the new year approaching, landlords should start preparing now to ensure full compliance by January 2026. Here’s how:

1. Inspect Existing Units Check that all current appliances are in safe, working condition. Keep receipts and service records for your files.

2. Plan and Budget Allocate funds to purchase appliances for units that don’t have them. Even mid-range options will meet the legal standard and improve your property’s value.

3. Update Your Leases Add clauses about appliance responsibility, maintenance expectations, and repair timelines.

4. Track Repairs and Warranties Maintain records for each appliance including model numbers, warranties, and service dates to stay compliant and organized.

5. Communicate With Tenants Inform tenants about the new rule and what to expect when leases renew or new tenants move in.

For Tenants

If you’re renting a home in California:

• Beginning January 1, 2026, every new or renewed lease must include a refrigerator and stove already installed.

• If your appliances stop working, your landlord must repair or replace them within 30 days.

• If you prefer to use your own refrigerator, make sure that is clearly stated in writing in your lease.

This law will make moving into a new home easier and more affordable by removing one of the biggest upfront costs tenants face.

A New Standard for California Housing

This update marks an important step toward improving rental housing quality statewide.By including kitchen appliances as part of a unit’s basic habitability requirements, the state is ensuring all renters regardless of income have access to the essentials needed for a safe and functional home.

For property owners and managers, this is also a chance to modernize rental portfolios and enhance tenant satisfaction. A fully equipped, move-in-ready unit is more attractive to renters and reflects well on your management standards.

In Summary

• Effective Date: January 1, 2026

• Law: AB 628, signed by Governor Newsom

• Requirement: Every rental unit must include a working refrigerator and stove

• Repair Timeline: 30 days for replacement or repair (including recalled units)

• Exemptions: Short-term rentals, shared kitchens, certain assisted living units

• Goal: Improve living conditions, reduce move-in costs, and create consistency across rental housing

Preparing now will help landlords stay compliant, avoid last-minute expenses, and continue offering high-quality, legally sound rental homes.

Sources

• The New York Times – “California Requires Landlords to Provide Refrigerators and Stoves in Rentals” (Oct 2025)

• San Francisco Chronicle – “California Just Made Fridges and Stoves Mandatory in Every Rental Home”

• Los Angeles Times – “A Fridge for Every Apartment in California, Thanks to a New Law”

• LAist – “No Fridge? No More. Newsom Signs Bill Requiring Apartment Landlords to Supply Appliances”

• California Senate Judiciary Committee – Bill Analysis: AB 628 (McKinnor)

• California Globe – “Bill to Require Mandatory Refrigerators, Stoves in All CA Rental Units Moves Up in Assembly”

• ABC7 – “Did Your Rental Come with a Fridge? A California Bill Will Change That”