California AB 628 Explained: Stove and Refrigerator Rules for Landlords

What AB 628 changed

Assembly Bill 628, Chapter 342 of the Statutes of 2025, amended California Civil Code section 1941.1. The section describes conditions a dwelling must meet to be tenantable. AB 628 added a stove maintained in good working order and capable of safely generating heat for cooking, and a refrigerator maintained in good working order and capable of safely storing food. [1]

This is an ongoing condition requirement, not simply a promise to leave an appliance in the unit at move-in. A stove or refrigerator subject to a manufacturer or public-entity recall does not meet the corresponding safe-function standard under the law. [1]

AB 628’s appliance paragraphs apply to leases entered into, amended or extended on or after January 1, 2026. The law therefore should not be summarized as an identical January 1 replacement deadline for every existing tenancy, regardless of its terms or history. Other habitability duties and existing agreements still matter. [1]

Which leases and properties should landlords review

Start with residential agreements signed, amended or extended since January 1, 2026. Check whether the home has the required appliances, whether any statutory exemption applies and whether a tenant-provided refrigerator arrangement satisfies the law. [1]

For an older agreement or an ongoing month-to-month tenancy, have the actual lease and tenancy history reviewed rather than assuming that the absence of a newly signed annual lease settles the question. The statute uses “entered into, amended, or extended”; how that applies to a particular continuation or change can require legal analysis.

The new provisions do not erase existing duties to maintain habitable housing or promises already made in a lease. A landlord should not dismiss a broken-appliance report simply because the original agreement predates 2026. California’s Attorney General explains the broader obligation to provide habitable rental housing. [3]

What the stove and refrigerator requirements mean in practice

The enacted text does not impose a blanket requirement to purchase brand-new appliances or replace every appliance at a particular age. Evaluate operation, safety, recall status and applicable installation requirements. Do not rely on an outdated bill draft or assume that a microwave substitutes for the required stove. [1]

When a tenant can provide their own refrigerator

A tenant and landlord may mutually agree when the lease is signed that the tenant will provide and maintain their own refrigerator. This is a voluntary choice with specific lease requirements, not a way to make every applicant bring an appliance. [1]

The lease must contain a statement substantially in the statutory form acknowledging the landlord’s duty to provide a working refrigerator and, through a checkbox, the tenant’s request to bring their own and responsibility for keeping it working. The lease must also explain the tenant’s right to change that choice. [1]

Have the lease language reviewed for the actual tenancy. A generic “refrigerator not included” clause or an informal conversation does not establish that all the statutory conditions have been met.

How the 30-day appliance recall rule works

Civil Code section 1941.1(c) requires the landlord to repair or replace a covered stove or refrigerator subject to recall by the manufacturer or a public entity within 30 days of receiving notice of the recall. Record when notice arrives and verify the appliance’s model and serial number against the recall. [1]

That deadline is not a universal 30-day allowance to leave a dangerous or unusable appliance in service. The law expressly preserves tenant remedies under section 1942. Treat immediate hazards promptly and follow the specific recall instructions, including any instruction to stop using the product. [1]

Use the manufacturer’s information and the US Consumer Product Safety Commission recall database to check affected models and remedies. Keep the notice, vendor communications and proof of the completed repair or replacement in the property file. [4]

Keep recall cases separate from ordinary maintenance requests in your tracking system. A refrigerator that stops cooling needs an assessment based on the actual problem; the recall rule does not set a single response time for every appliance breakdown.

Which units are exempt from the new appliance paragraphs

Section 1941.1(b) lists four categories to which the stove and refrigerator characteristics in paragraphs (10) and (11) do not apply. The definitions matter; an owner should verify the category rather than rely on a marketing label. [1]

• Permanent supportive housing as defined by the referenced Government Code provision.
• A single-room occupancy unit providing living and sleeping space for the occupant’s exclusive use, including units where occupants share food preparation facilities.
• A unit in a residential hotel as defined by the referenced Health and Safety Code provision.
• A dwelling unit within a housing facility offering shared or communal kitchen spaces, including a unit within an assisted living facility.

These exemptions concern the added appliance paragraphs. They are not a blanket exemption from all habitability obligations, and sharing a kitchen does not by itself establish that an ordinary rental fits a defined exempt housing category. [1]

What noncompliance can mean for landlords and tenants

A dwelling that substantially lacks a required characteristic may be deemed untenantable under section 1941.1 for purposes of section 1941. A missing, unsafe or nonworking required appliance can therefore become a habitability issue rather than a disagreement over an optional amenity. [1]

AB 628 does not create one automatic fine or a uniform remedy for every appliance complaint. Existing remedies may apply depending on notice, the condition, the landlord’s response and other legal requirements. Section 1942 provides conditional repair-and-deduct and vacating remedies, and AB 628 preserves access to those remedies in recall cases. [1]

Rent withholding, deductions and ending a tenancy are not automatic consequences that an article can authorize for an individual case. Owners should respond, document the issue and obtain California legal advice on a disputed claim. Tenants should likewise seek advice before taking steps that could lead to a rent or possession dispute.

A practical AB 628 checklist for rental owners

For owners in San Joaquin County and the surrounding Central Valley, make appliance compliance part of the same process used for lease changes, turnover and maintenance. The goal is a property file that explains the arrangement and a response process that works when someone reports a problem.