California Stove and Refrigerator Habitability Requirement (AB 628, 2026 update)

Before 2026, a broken stove or refrigerator in a California rental was a maintenance problem you got to when you got to it. AB 628 changes that. As of January 1, 2026, both appliances are part of the state’s habitability standard.

What the law requires

Every California rental unit must have 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. This applies to leases entered into, amended, renewed, or extended on or after January 1, 2026.

A non-working stove or refrigerator is no longer just a tenant complaint. It is a habitability defect, the same category as a broken heater or a leaking roof.

The recall rule

If a stove or refrigerator you provide gets recalled by the manufacturer, you must repair or replace it within 30 days of notice of the recall. Waiting for a tenant to push the issue is not a defense once you have notice.

The refrigerator exception (there is no stove equivalent)

A tenant can agree in writing to supply their own refrigerator instead of using yours. If a tenant does this, you still owe them a disclosure about the arrangement, and they can ask you to install a landlord-provided refrigerator on 30 days notice at any point during the tenancy.

There is no equivalent opt out for the stove. Every unit needs a working, landlord- or tenant-agreed refrigerator, and a working stove, full stop.

Who is exempt

A few housing types fall outside AB 628’s reach:

• Permanent supportive housing
• Single room occupancy units with a shared kitchen
• Residential hotels and other communal kitchen facilities

If your units are standard residential rentals, none of these exemptions apply to you.

What to check

Walk your units and confirm every stove and every refrigerator actually works, not just that one exists in the kitchen. If you have historically treated appliance repairs as a “get to it when I can” item, this is the year that has to change. A slow repair on a broken stove or refrigerator is now a habitability exposure, not just a tenant relations issue, and it can factor into a rent withholding or repair-and-deduct dispute the same way a broken heater would.

Update your move-in checklist and your maintenance intake process so a reported stove or refrigerator failure gets the same priority as a heating or plumbing issue, not a routine work order.

General information, not legal advice

This page is general information, not legal advice. Rules change and your situation may differ. When in doubt, check with a California attorney.

1. Civil Code § 1941.1 (as amended by AB 628, Ch. 342, Stats. 2025) Working stove and refrigerator required as part of the statutory habitability standard, effective January 1, 2026

Frequently asked questions

Does a broken stove count as a habitability issue in California now?

Yes, starting January 1, 2026. AB 628 added a working stove and refrigerator to California's statutory habitability standard under Civil Code § 1941.1.

Can a tenant supply their own refrigerator instead of using mine?

Yes, but only with a written agreement, and you owe them a disclosure about the arrangement. They can still ask for a landlord-provided refrigerator on 30 days notice. There is no equivalent opt out for the stove.

What happens if a stove or refrigerator I provide gets recalled?

You must repair or replace it within 30 days of notice of the recall under AB 628.

Are any properties exempt from AB 628?

Permanent supportive housing, single room occupancy units with a shared kitchen, and residential hotels or other communal kitchen facilities fall outside the requirement. Standard residential rentals are not exempt.