Introduction: What Landlords Need to Know About AB 628

California’s rental laws are evolving, and Assembly Bill 628 (AB 628) is one of the most significant updates in recent years. Effective January 1, 2026, AB 628 changes what landlords must provide to tenants under the state’s habitability standards. Specifically, it requires that all rental units include a working stove and refrigerator—items previously considered optional.

This raises an important question for property owners: Does AB 628 apply to single-family homes? The short answer is yes, but the details matter. In this article, we’ll break down the law, its purpose, and what single-family landlords need to do to stay compliant.

What Is AB 628?

AB 628 amends California Civil Code §1941.1, which defines what makes a dwelling “tenantable.” Historically, landlords were required to provide essentials like:

• Waterproofing and weather protection
• Plumbing and sanitation
• Heating facilities
• Electrical systems

Appliances such as stoves and refrigerators were not mandatory. AB 628 changes that by adding two new requirements:

• A stove capable of safely generating heat for cooking
• A refrigerator capable of safely storing food

These appliances must be maintained in good working order throughout the tenancy. If they fail due to normal wear and tear or are subject to a safety recall, landlords must repair or replace them promptly. The law applies to all leases signed, renewed, or amended on or after January 1, 2026.

Why Was AB 628 Introduced?

California’s housing affordability crisis is well-documented. Tenants often face high rents and steep move-in costs, which can exceed $6,000 in major cities. Adding the burden of purchasing and transporting appliances only worsens the problem.

Lawmakers argue that stoves and refrigerators are basic necessities, not luxuries. Without them, tenants cannot safely store food or prepare meals, which impacts health and quality of life. By requiring landlords to provide these appliances, AB 628 aims to:

• Reduce financial strain on renters
• Improve living conditions statewide
• Standardize habitability requirements across all rental types

Does AB 628 Apply to Single-Family Homes?

Yes—if the property is rented out. AB 628 does not distinguish between apartments, condos, or single-family homes. The law applies to any dwelling unit leased for residential purposes, including single-family homes.

Are There Any Exemptions?

There are limited exemptions for:

• Permanent supportive housing
• Single-room occupancy hotels
• Residential hotels
• Certain senior living facilities or housing with shared kitchens

If your single-family rental includes a full kitchen, you must provide and maintain a stove and refrigerator. Tenants can opt out of receiving a refrigerator if they prefer to bring their own, but this must be documented in writing.

Implications for Single-Family Landlords

For landlords managing single-family homes, AB 628 introduces several new responsibilities:

1. Upfront Costs

If your property does not already include appliances, you’ll need to purchase them. A basic stove and refrigerator can cost anywhere from $1,000 to $3,000 combined, depending on quality and features.

2. Ongoing Maintenance

Landlords must keep these appliances in good working order. Repairs and replacements for normal wear and tear are your responsibility—not the tenant’s.

3. Legal Liability

Failure to comply could expose you to:

• Habitability disputes
• Rent withholding
• Eviction defenses
• Potential lawsuits

4. Lease Updates

Your rental agreements must reflect compliance with AB 628. Include clauses about appliance maintenance and any opt-out agreements for tenants who bring their own refrigerator.

Practical Tips for Compliance

To prepare for AB 628, landlords should:

• Audit Your Properties: Identify which units lack appliances.
• Budget Ahead: Factor in purchase and maintenance costs.
• Update Leases: Include appliance provisions and opt-out clauses.
• Document Condition: Keep records of appliance age and repairs.
• Plan for Replacements: Appliances have limited lifespans—prepare reserves.

Can Landlords Raise Rent to Offset Costs?

While AB 628 does not directly address rent increases, landlords may adjust pricing to reflect added costs. However, in rent-controlled jurisdictions, increases are subject to local regulations. Always check city-specific rules before implementing changes.

Market Impact: Will AB 628 Affect Rental Prices?

Experts predict a modest impact on rental pricing, especially for older single-family homes that previously did not include appliances. In competitive markets, landlords may absorb costs to remain attractive to tenants. In less competitive areas, small rent increases may occur.

Conclusion: Plan Ahead for January 2026

AB 628 marks a significant shift in California’s rental standards. For single-family home landlords, compliance is mandatory starting January 1, 2026. While the law aims to protect tenants and improve living conditions, it also adds financial and administrative responsibilities for property owners.

By planning ahead—budgeting for appliances, updating leases, and documenting compliance—you can avoid legal pitfalls and maintain positive tenant relationships. Appliances may seem like a small detail, but under AB 628, they’re now a legal requirement—and a key part of what makes a home “tenantable.”

AB 628 Language

Section 1. Amendment to Civil Code §1941.1

A dwelling will be considered untenantable under Section 1941 if it lacks any of the following essential features or falls under the definitions provided in Health and Safety Code Sections 17920.3 or 17920.10:

1. Weatherproofing: Roofs and exterior walls must provide effective protection against the elements, including intact windows and doors.
2. Plumbing and Gas: Systems must comply with the laws in effect at the time of installation and be maintained in safe, working condition.
3. Water Supply: The unit must have an approved water source delivering hot and cold running water to appropriate fixtures, connected to a lawful sewage disposal system. Control may rest with either the tenant or landlord.
4. Heating: Heating equipment must meet applicable standards from the time of installation and remain in good working order.
5. Electrical: Lighting, wiring, and electrical components must comply with installation standards and be properly maintained.
6. Cleanliness and Sanitation: Buildings, grounds, and all landlord-controlled areas must be kept clean, sanitary, and free of debris, garbage, rodents, and vermin.
7. Waste Receptacles: Adequate garbage containers must be provided in good condition at lease commencement, with the landlord responsible for ongoing maintenance of those under their control.
8. Structural Safety: Floors, stairways, and railings must be kept in safe repair.
9. Mail Security: Residential hotel units must have locking mailboxes as required by Health and Safety Code §17958.3.
10. Cooking Appliance: For leases signed, renewed, or amended on or after January 1, 2026, the unit must include a stove in safe working order, capable of generating heat for cooking. Appliances under manufacturer or government recall do not meet this standard.
11. Food Storage Appliance: For leases signed, renewed, or amended on or after January 1, 2026, the unit must include a refrigerator in safe working order, capable of storing food. Recalled appliances do not qualify. Tenants may opt to provide and maintain their own refrigerator if agreed upon in writing at lease signing; in such cases, the landlord bears no responsibility for its upkeep.

Exemptions: The stove and refrigerator requirements do not apply to:

• Permanent supportive housing as defined in Government Code §8698.4(c)(2).
• Single-room occupancy units where occupants share cooking facilities.
• Residential hotels as defined in Health and Safety Code §50519.
• Housing facilities with shared or communal kitchens, including assisted living units.

Additional Provisions:

• Landlords must repair or replace any stove or refrigerator subject to a manufacturer’s or public recall within 30 days of receiving notice.
• Tenants retain all remedies available under Section 1942 for untenantable conditions.
• Nothing in this section restricts eligibility for energy-saving assistance programs for heating or hot water systems.