New California Rental Appliance Law - Effective January 1, 2026 (AB 628)
If you own a rental property anywhere in California, whether it is a condo you hold as an investment, a townhome in Manhattan Beach, or a single family home you have been leasing for years, there is an important statewide update you should know. California has enacted a new habitability requirement that becomes effective January 1, 2026, and it applies to every residential landlord in the state.
Many property owners are not aware of this change yet, and it affects both new tenants and existing rental agreements. Understanding what is required will help you stay compliant and avoid surprises during a lease signing or renewal.
What the new law requires
Under AB 628, California now requires landlords to provide two essential kitchen appliances in most rental units.
• A working stove or oven
• A working refrigerator
These appliances must be installed, functioning, and maintained by the property owner. Any lease signed, renewed, or amended on or after January 1, 2026 must meet this requirement. Prior to this law, providing appliances was optional, and many landlords handled this differently. That flexibility is no longer available.
Why this matters for property owners
If you are renting out an income property or planning to, this new requirement directly affects you.
You will need to supply and maintain a refrigerator and a stove or oven.
If you have a tenant with a lease renewing in 2026, this requirement will apply to that renewal.
If you currently ask tenants to bring their own appliances, that arrangement will only be allowed moving forward if both parties agree in writing and meet the specific guidelines outlined in the law.
If you self manage your rental, you will want to budget for ongoing appliance maintenance or replacement.
This requirement applies throughout the entire state of California. It is not specific to Los Angeles County or the South Bay.
What about washers and dryers
Washer and dryer units remain optional, but including them often increases interest and shortens vacancy periods, especially in coastal markets. If you choose to provide them, your lease should clearly outline who is responsible for maintenance.
Exceptions
There are only a few exceptions to AB 628. They apply to specialized housing types such as units with shared kitchens or certain SRO properties. For traditional rentals such as condos, townhomes, and single family homes, the law applies without exceptions.
What to do now if you own a rental property
Review your current leases
Note expiration and renewal dates for 2026.Check what your property currently includes
If there is no refrigerator or stove or oven, plan to add them before the next lease.Update your lease templates
Make sure your agreements reflect the new requirement and outline responsibilities clearly.If you plan to lease your property in 2026
Include the appliances now so you are already in compliance and your home is positioned competitively.
Contact us HERE or give us a call at (424) 212 3859.
Best regards
Lindsay Woolf CA DRE 02236711
Josh Woolf CA DRE 02252408
Circa Properties CA DRE 02182130
Disclaimer: The information in this blog post is provided for general informational purposes only and does not constitute legal advice. Real estate transactions can vary based on individual circumstances and local regulations. For guidance related to your specific situation, please consult the appropriate licensed professional.
