Your Right to a Stove and Fridge What California Tenants Need to Know About AB 628

If you’ve ever moved into a new rental only to find there’s no fridge or the stove looks like it survived the '80s, you're not alone. Believe it or not, under California law, landlords haven’t always been required to provide kitchen appliances.

But starting January 1, 2026, that’s changing.

A new law, Assembly Bill 628 (AB 628), was just signed, and it gives all California tenants new rights when it comes to what must be included in a rental home. The big update? Landlords will now be required to provide and maintain a working stove and refrigerator in most rental units.

Let’s break it down: what the law says, how it affects you, and what you should do when signing your next lease.

What Is AB 628?

In plain English: AB 628 makes stoves and fridges part of California’s “habitability” law — the legal standard for what makes a rental unit livable.

That means starting in 2026, your landlord will be legally required to make sure the unit you're renting has:

• A working stove (gas or electric) that’s safe and functional
• A working refrigerator that keeps food cold and hasn’t been recalled

If either appliance breaks during your tenancy, your landlord has to fix or replace it, just like they would for plumbing, heating, or other essential systems.

When Does This Start?

This new law goes into effect on January 1, 2026, but it doesn’t apply to every lease right away.

Here’s how it works:

• If you sign a new lease on or after Jan 1, 2026 → your landlord must include a stove and fridge.
• If your current lease is renewed or amended after that date → the law applies at the time of renewal.
• If you're on a month-to-month agreement, the law will apply as soon as your landlord gives you a new rental agreement to sign in 2026 or later.

In short: once you’re on a new or updated lease in 2026, you’re covered.

What If the Appliances Break?

Under AB 628, these appliances are now considered part of what makes a home legally livable. So if your stove or fridge stops working and your lease is covered by the new law:

• Your landlord must repair or replace the appliance promptly
• If the appliance has been recalled, they have 30 days from the time they’re notified to fix or replace it
• If they don’t, you may be able to withhold rent, use the repair-and-deduct option, or even terminate your lease under California Civil Code

The bottom line? If your unit doesn’t have a functioning stove or fridge, it may legally be considered “uninhabitable.”

Can My Landlord Make Me Bring My Own Fridge?

Only if you agree — in writing.

AB 628 allows landlords and tenants to sign an agreement at the beginning of the lease that says you’ll bring and maintain your own refrigerator. But this must be in writing and agreed upon up front.

So if a landlord tries to stick you with fridge responsibility mid-lease, or doesn’t mention anything until move-in — that’s not allowed under the new rules.

Are There Any Exceptions?

Yes — a few.

AB 628 does not apply if you live in:

• A residential hotel (like extended stay motels)
• Supportive housing units (typically for people transitioning out of homelessness)
• An SRO (Single Room Occupancy) unit that shares a kitchen with others
• Housing with shared or communal kitchens (like some dorms or assisted living facilities)

But for nearly all standard apartments, duplexes, and rental homes, this law will apply.

What Should I Do as a Tenant?

If you’re a renter — or soon to be one — this new law gives you more clarity and protection when it comes to everyday basics like food storage and cooking. Here’s what you can do to prepare:

✅ Ask About Appliances When Leasing

In 2026 and beyond, always ask: “Is a stove and fridge included?” If the answer is no, it could be a red flag unless your unit is clearly exempt.

✅ Read the Lease Carefully

Before you sign anything, double-check that the lease doesn’t try to shift appliance responsibility to you — unless you’ve agreed to it in writing.

✅ Document the Condition at Move-In

Snap photos of your appliances when you move in, so you have a record of their condition. It can help you if anything breaks later on.

✅ Report Issues Right Away — In Writing

If your fridge stops cooling or your stove won’t turn on, notify your landlord in writing (email is fine). If they delay repairs or ignore you, you may be entitled to use legal remedies.

✅ Know Your Rights

AB 628 strengthens your legal footing. If your unit becomes “untenantable” because of broken or missing appliances — and your lease is covered by the law — you don’t have to live with it.

What If I’m Renting Through Authority Property Management?

If you’re one of our residents, we’ve got good news: we’re already ahead of the game.

At Authority Property Management, we’re actively preparing for AB 628. That means:

• Making sure every new lease in 2026 includes the required appliances
• Maintaining and inspecting existing stoves and fridges
• Responding quickly to repair requests
• Communicating clearly so you know what to expect

So if you’re already renting with us, or planning to, you can relax. We’ll make sure your home is safe, functional, and fully compliant with California’s latest tenant protection laws.

Wrap Up

California renters are about to gain something many assumed was already guaranteed: a safe, working kitchen. With AB 628, landlords will be required to provide and maintain both a stove and a refrigerator in nearly all rental homes, starting in 2026.

This law puts more power in tenants’ hands and ensures everyone has the essentials for healthy, safe living. But it also means tenants need to read leases carefully, know their rights, and speak up when something breaks.

And if you rent from Authority Property Management? You’re in good hands. We’re staying ahead of the law — and making sure your rental experience keeps getting better.