Beginning January 1, 2026, AB 628 changes how habitability is defined in California rental housing. Under the updated law, a working stove and refrigerator become mandatory components of a legally habitable unit for any new, renewed, or amended lease.

Historically, these appliances were often treated as amenities, particularly in older buildings. Under AB 628 appliance requirements, they move into the statutory definition of habitability under California Civil Code Section 1941.1.

For multifamily owners, this is a compliance adjustment that affects leasing standards, documentation discipline, maintenance response protocols, and budgeting strategy.

What AB 628 Requires

Starting January 1, 2026, residential rental units subject to a new, renewed, or amended lease must include:

• A working stove or range
• A functioning refrigerator capable of safe food storage

These appliances must be maintained in operable condition throughout the tenancy.

If an appliance fails, repair or replacement becomes part of the landlord’s habitability obligation. Failure to maintain functioning appliances may expose an owner to repair demands, rent withholding claims, or legal defense complications.

If a tenant provides their own refrigerator, that arrangement must be clearly documented in writing, including responsibility for maintenance and removal. Without clear documentation, responsibility may default to the owner.

Why This Matters for Multifamily Owners

AB 628 appliance requirements expand the baseline operating standard.

This change affects several areas of ownership:

Leasing Documentation

All lease templates executed after January 1, 2026 must reflect the appliance mandate. That includes renewals and lease amendments.

Owners should:

• Update lease forms
• Review renewal timelines
• Standardize appliance responsibility language
• Confirm disclosure clarity

Portfolio Consistency

Inconsistent policies across units create compliance gaps.

Owners should conduct a unit-level review to determine:

• Which units currently lack owner-supplied refrigerators
• Which appliances are nearing end-of-life
• Whether documentation practices are uniform

Standardization reduces friction and simplifies operations.

Maintenance and Budget Planning

Appliance replacement cycles must now be treated as a predictable operating cost.

Budgeting considerations include:

• Replacement reserves
• Vendor sourcing
• Turnover timing
• Service response protocols

While the per-unit cost may appear modest, portfolio-wide consistency requires structured planning.

What Owners Should Do Now

Although AB 628 appliance requirements take effect in 2026, preparation should begin well in advance.

Recommended steps include:

• Conducting a full appliance inventory
• Budgeting for installations where missing
• Updating lease language
• Implementing move-in appliance condition documentation
• Training management staff on response timelines

Operational discipline minimizes legal exposure.

Broader Regulatory Context

AB 628 reflects a broader pattern in California housing regulation. Habitability standards are becoming more specific and more codified.

For multifamily owners, this reinforces a consistent principle. Operational details that were once flexible are increasingly statutory.

Ownership in regulated environments rewards preparation and documentation clarity. Appliances are now part of the legal baseline. Adjusting early ensures minimal disruption when the law takes effect.