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Habitability standards in California just expanded, and it is worth knowing about before your next lease renewal.
Under AB 628, effective January 1, 2026, residential leases entered into, renewed, or extended must include a functioning stove and refrigerator as part of the unit's baseline tenantable condition.
This is a meaningful shift from the prior standard, where appliances were often treated as amenities rather than legal requirements landlords had to actively maintain.
Key Takeaways
AB 628 requires a working stove and refrigerator in most California rental units starting January 1, 2026.
Landlords are responsible for maintaining these appliances, and recalled units must be repaired or replaced within 30 days.
This requirement is now treated as part of the habitability standard, which can affect eviction defenses if ignored.
A small set of exceptions apply, so confirming your property's status is worth doing before your next lease signing.
Why This Matters Beyond a Simple Upgrade
Because this law folds appliance functionality into the broader habitability standard, a broken stove or refrigerator is no longer just a maintenance inconvenience. It becomes a legal compliance issue that could factor into a tenant's habitability claim if repairs are delayed unreasonably, potentially complicating an eviction proceeding or rent dispute down the line.
For San Mateo landlords managing older units, particularly in older buildings across the Peninsula where original appliances sometimes remain in place for decades, this is a good moment to audit appliance age and condition across your entire portfolio rather than waiting for a tenant complaint to surface the issue.
The 30-day repair window for recalled appliances is worth flagging specifically, since manufacturer recalls are not always something landlords track proactively. Building a simple system to check appliance recall status periodically, rather than only reacting when a tenant mentions an issue, keeps you ahead of this requirement rather than scrambling to meet a deadline after the fact.
What to Do Before Your Next Lease Renewal
If any of your units currently lack a stove or refrigerator, or have units with appliances under a manufacturer's recall, addressing this before your next lease renewal avoids starting a new tenancy already out of compliance.
This is also a good opportunity to document the condition and installation date of appliances across your portfolio, since that record becomes valuable if a dispute ever arises about whether a unit met the standard at move-in.
Our maintenance services are built to catch exactly this kind of compliance gap during routine turnover inspections, so appliance condition is checked and documented as a standard part of preparing a unit for its next tenant rather than an afterthought.
FAQ
Does this law apply to leases signed before 2026?
The requirement applies to leases entered into, renewed, or extended on or after January 1, 2026, so existing leases that are not being renewed or modified may not be immediately affected, though confirming your specific situation with a professional is wise given how quickly compliance details can shift.
What if a tenant provides their own refrigerator?
Landlords can still be required to provide written notice addressing this arrangement, so documenting it properly protects both parties if a dispute arises later about who is responsible for maintaining that appliance.
Are there any exceptions to this requirement?
A limited set of exceptions apply depending on property type and specific circumstances, which makes it worth reviewing your properties individually rather than assuming a blanket exemption applies.
