AB 628 is here. If you manage apartments in Southern California—Los Angeles, Orange County, San Bernardino, or Riverside—the deadline has officially passed. As of January 1, 2026, the rules for rental habitability have changed.
This guide explains what you need to know about the new law now that it is active and how to get your properties compliant without the stress. L&D Appliance has been helping property managers navigate appliance challenges for 65 years, and we are here to support you through this transition.
AB 628: Key Takeaways
Status: Active as of Jan 1, 2026.
Rule: Landlords must provide working stoves & refrigerators.
Trigger: Applies to all new & renewed leases.
Risk: Non-compliance allows tenants to withhold rent.
Solution: L&D offers in-stock inventory for immediate compliance.
QUICK LINKS: Requirements | Lease Triggers | Penalties | How L&D Can Help
Understanding AB 628 and Its Requirements
What is AB 628?
Assembly Bill 628 has redefined the legal definition of a habitable home in California. Effective January 1, 2026, the law now dictates that every new, renewed, or amended residential lease must include a working stove and refrigerator.
AB 628 sets a new standard for rental habitability in California. Appliances are no longer considered an optional amenity; they are a mandatory requirement for compliance. This applies to all residential rental properties across the state, including apartments, single-family rentals, and multi-unit complexes.
Key Requirements for California Landlords
Under the new legislation, landlords in California must provide and maintain both a stove and refrigerator in good working order for all qualifying leases. The law is specific about the functionality of these amenities:
- Stove: The stove must be "capable of safely generating cooking heat."
- Refrigerator: The refrigerator must be "capable of safely storing food" at proper temperatures.
Furthermore, if an appliance provided by the landlord is under manufacturer recall, the landlord must repair or replace it. This ensures the appliance condition remains safe for the tenant throughout the lease term.
Appliance Mandates: Stove and Refrigerator Specs
The appliance mandate focuses on safety and functionality. Under AB 628, all new or renewed leases must include a stove or refrigerator in safe, working condition. A unit that turns on but does not reach safe temperatures is considered non-compliant. To avoid liability, California landlords must ensure every unit meets these standards before a tenant moves in.
When AB 628 Applies: Lease Triggers
Identifying Lease Triggers for Compliance
The law applies to all new, amended, or renewed leases starting on or after January 1, 2026. Any lease event occurring now will trigger the AB 628 requirement.
Existing fixed-term leases are not immediately affected, but once they renew or are extended, the new appliance requirements apply. Landlords must update lease agreements accordingly to ensure compliance. If you are sending out a lease renewal letter today, AB 628 applies to that unit.
Habitability Standards and Tenant Rights
AB 628 significantly impacts habitability standards, integrating kitchen amenities directly into the definition of a habitable home. A missing, broken, or recalled stove or refrigerator can make a California property legally "uninhabitable."
If a landlord fails to comply, tenants may issue written repair requests or seek remedies under California Civil Code §1941.1. This code section defines the implied warranty of habitability, and a violation here can lead to serious legal consequences for property owners.
Exceptions: Tenants Bring Their Own Refrigerator
While landlords generally must provide a refrigerator, there is a specific exception. The law allows parties to agree at lease signing that the tenant will provide their own refrigerator, provided the lease clearly documents that this choice was voluntary. Under this arrangement, the landlord is not responsible for maintaining or repairing the tenant's personal unit.
Important: You cannot mandate that tenants bring their own refrigerator; they must explicitly agree in writing. Furthermore, property managers must be aware of the revocation clause: tenants can revoke this agreement at any time—regardless of the lease term—by providing 30 days' written notice. Once notified, the landlord is legally obligated to install a compliant refrigerator within 30 days.
Click here to view the mandatory lease language and required disclosures.
Exempt Property Types
The mandate doesn’t apply to every housing type in California. It specifically excludes permanent supportive housing, single-room occupancy (SRO) units with shared kitchens, residential hotels, and assisted living facilities with communal kitchen facilities.
Consequences of Non-Compliance for Landlords
Legal Ramifications and Fines
Failure to comply with California's AB 628 law transforms a simple appliance failure into a breach of the implied warranty of habitability. This can trigger significant tenant remedies under California Civil Code, including:
- Rent withholding
- Repair-and-deduct claim
- Lease termination
- Habitability lawsuits
- Code enforcement fines
Under AB 628, landlords who fail to repair or replace a recalled appliance within 30 days may find their rental properties legally uninhabitable, potentially leading to code enforcement actions.
Impact on Tenant Relationships and Property Management
Delays in addressing appliance issues can severely strain tenant relationships. In California rental properties, failing to maintain a working stove and refrigerator can lead to rent withholding and other legal headaches.
A proactive landlord must repair or replace the appliances immediately. Landlords should review their leases and inspect appliances now to prevent future issues.
Long-Term Consequences for California Property Owners
Now that the law takes effect, we are seeing the market impact first-hand. Property managers who waited until now to source appliances are facing inventory shortages. The need for mandatory capital expenditures for appliance compliance can narrow profitability margins.
Small-scale property owners facing high compliance costs and rising insurance premiums may struggle. But here's what successful property managers are doing: They are partnering with wholesale experts like L&D Appliance.
How L&D Appliance Supports Your AB 628 Compliance
For 65 years, L&D Appliance has been Southern California's trusted partner for property managers. We offer comprehensive appliance solutions to help apartment owners comply with California's AB 628 law.
In-Stock Inventory Solutions
L&D Appliance offers a vast in-stock inventory of refrigerators, ranges, hoods, and microwaves. We ensure that landlords have access to the appliances they need for compliance immediately. While other retailers face backorders, we have stock ready in Santa Fe Springs and Monrovia.
Bulk Pricing Options for Property Manager
Maximize your budget with L&D Appliance's competitive pricing and volume discounts. Our wholesale options make it easy for property managers to handle large orders efficiently.
By leveraging our bulk purchasing power, you can ensure your California-based properties meet appliance requirements without breaking the bank. We offer significant volume discounts that protect your ROI, helping you offset the cost of these new mandates. Contact us for a bulk pricing quote today.
Professional Delivery and Installation
We provide professional delivery and installation services, ensuring that your appliances arrive on time and are properly installed. From stock management to installation, L&D Appliance offers complete support to property managers throughout the entire appliance lifecycle. We help you ensure compliance with California's AB 628 law seamlessly.
Ready to Get Compliant? Let's Make This Simple
Did you miss the December rush? Don't worry. While other suppliers are sold out, L&D Appliance is stocked and ready to help you catch up.
Take action today—three easy options:
- Schedule Your Free Compliance Audit — 15-minute call with our apartment specialist. We'll assess your current inventory and create a timeline for compliance.
- Get Instant Bulk Pricing Quote — Tell us how many units need appliances and what you're looking for. Get a custom quote today.
- Call Our Apartment Specialist — (562) 946-1105 | Fast answers and personalized service.
Frequently Asked Questions About AB 628 and Compliance
What are the risks of not complying with AB 628?
Failing to meet the AB 628 requirement creates major legal liability. Non-compliance with California's AB 628 law could render your property legally uninhabitable, giving tenants grounds to withhold rent or terminate their lease under California civil code.
When did the AB 628 requirements take effect?
The AB 628 apply mandate is set to take effect on January 1, 2026. Since this date has passed, California landlords must take the necessary steps immediately to ensure compliance with the law.
Which appliance brands meet AB 628 compliance standards?
To navigate California’s new appliance law, you can confidently select from reputable manufacturers like Amana, Whirlpool, KitchenAid, LG, GE, and Bosch. These brands ensure your rental properties are equipped with reliable and compliant stove and refrigerator options.
Are there any discounts for bulk appliance purchases?
Yes. L&D Appliance offers competitive pricing and significant volume discounts for property management companies managing multiple rental units. If you're managing several properties, our wholesale options can substantially reduce your costs. Request an instant bulk pricing quote at lndappliance.com or call us directly for a customized proposal.
How does installation and delivery work?
We handle the entire process from start to finish. Our team coordinates flexible scheduling around your move-out calendar to minimize vacancy impact. We provide professional delivery and installation by local crews, handle haul-away of old appliances, and provide documentation proving compliance for your records. We make sure your California properties are compliant with ease.
Can tenants still bring their own refrigerator?
Yes, tenants may choose to bring their own refrigerator, but this must be documented in writing as part of the lease agreement. AB 628 requires clear agreement between you and your tenant, allowing tenants to provide their own refrigerator if explicitly agreed upon in writing. Landlords cannot mandate that tenants bring their own refrigerator.
What should landlords do if they have existing leases?
For existing leases signed before January 1, 2026, current terms remain in effect until the lease is renewed, extended, or amended. Review your current lease agreements to determine which will renew this year. Update your lease templates now to comply with AB 628 for all subsequent residential lease agreements.
Appendix: Required Lease Language for Tenant-Owned Refrigerators
To be valid under AB 628, your lease agreement must include the following specific language and disclosures:
Mandatory Acknowledgement:
“Under state law, the landlord is required to provide a refrigerator in good working order in your unit. By checking this box, you acknowledge that you have asked to bring your own refrigerator and that you are responsible for keeping that refrigerator in working order.”
Additionally, the lease agreement must specify that:
-
Tenant’s Right to Revoke: The tenant can change their mind at any time by providing 30 days' written notice to the landlord. After this 30-day period, the landlord is legally required to install a refrigerator in good working order.
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No Mandates: Landlords cannot condition a tenancy on the tenant providing their own refrigerator.
- Landlord Responsibility: Once this agreement is signed, the landlord is not responsible for the maintenance or repair of the tenant’s personal unit.