The quick take
California’s AB 628 (McKinnor) updates the state’s habitability rules: for leases entered into, amended, or extended on/after January 1, 2026, rentals must include a working stove and refrigerator, maintained by the landlord. If an appliance is under recall, it has to be repaired or replaced within 30 days. Certain housing types are exempt.
What the law actually says (plain English)
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Tenantability now includes appliances. Landlords must provide and maintain a stove that safely heats for cooking and a refrigerator that safely stores food. Applies to new/renewed/amended leases on/after Jan 1, 2026.
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Recall rule. If the stove or fridge is recalled (manufacturer or public entity), the owner has 30 days to fix/replace.
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Exemptions. The statute does not apply to certain dwelling types, including permanent supportive housing (and other narrow carve-outs).
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Why this changed. Prior law required heat, hot water, etc., but didn’t explicitly require a stove or fridge; AB 628 closes that gap.
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Status. Signed into law in October 2025 (Chapter 342). Effective January 1, 2026.
Local angle: San Gabriel Valley (Glendora • Azusa • Ontario)
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Buyers & sellers: If a tenant remains after close, confirm whether the lease will renew or amend post-Jan 1, 2026—your rent-ready budget must include compliant appliances.
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Investors/landlords: In markets where fridges historically weren’t provided, plan for capital (purchase) + ongoing maintenance—and document recall tracking.
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Tenants: For leases signed or renewed on/after Jan 1, 2026, a working stove + fridge isn’t a perk—it’s required (unless an exemption applies).
Our guidance (what to do now)
If you’re a landlord or selling a tenant-occupied property
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Audit units + leases. Identify which units will be new/renewed/amended in 2026.
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Spec and source. Choose reliable, recall-trackable models; keep serials, manuals, and purchase dates on file. (That helps if a recall hits.)
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Policy update. Add appliance maintenance/recall language to lease addenda and internal workflows.
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Budget & timelines. Set replacement SLAs and vendor relationships now so a 30-day recall window doesn’t derail occupancy or renewals.
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Check exemptions. Verify if a unit type qualifies (e.g., some permanent supportive housing) before you rely on an exemption.
If you’re a renter or buying a home to live in
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Leases renewing in 2026: Expect landlord-provided stove + fridge in habitable condition; report non-function or recall promptly (in writing).
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Negotiating credits: If appliances are missing or failing in a post-Jan 1, 2026 lease scenario, we can negotiate credits, delivery, or replacement before move-in.
FAQs
Does my landlord have to add appliances before Jan 1, 2026?
Not necessarily. The requirement triggers for leases entered into, amended, or extended on/after Jan 1, 2026. Existing unmodified leases aren’t automatically covered until a qualifying change occurs.
What if my building has a communal kitchen?
Some housing types are exempt. Verify whether your property qualifies under the bill’s carve-outs (e.g., certain permanent supportive housing).
Can tenants bring their own fridge?
AB 628 focuses on landlord-provided habitability. Some commentary notes parties can still agree in writing for tenant-provided units, but the default habitability duty under the bill is on the landlord for covered leases. Check your lease terms and talk to counsel if you plan an exception.
What happens if my appliance is recalled?
Owner must repair or replace within 30 days of notice. Keep communications in writing and retain proof.
How we help (your “no-surprises” plan)
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Lease timing check. We map your renewal dates against Jan 1, 2026 and plan budgets accordingly.
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Offer strategy. For tenant-occupied sales, we structure credits/repairs tied to AB 628 obligations to protect your net and timelines.
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Vendor bench. We line up appliance sourcing + install so compliance never delays closing or move-in.
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Paper trail. We standardize recall response and habitability documentation to reduce disputes.
