What California’s New AB-628 Bill Means for Landlords and Tenants in 2026
Starting January 1, 2026, a new California law (AB-628) will redefine what makes a rental property livable—and it directly impacts both landlords and tenants. If you’re working with a property management company in California, especially in areas like Huntington Beach, this is a change you need to understand.
What Is AB-628? A Simple Breakdown
AB-628, officially signed into law in October 2025, amends Section 1941.1 of the Civil Code, adding new minimum requirements for what’s considered a “tenantable” (i.e., livable) dwelling.
Previously, California required basics like heating, hot water, plumbing, and weatherproofing. AB-628 adds two major appliances to that list:
- ✅ A working stove for safe cooking
- ✅ A working refrigerator for safe food storage
For leases entered into, amended, or renewed on or after January 1, 2026, these appliances must be provided and maintained by the landlord, unless the tenant voluntarily chooses otherwise (more on that below).
What This Means for Landlords
Whether you’re managing a single-family home or a portfolio of units through a full service property management firm, here’s what you need to know:
🛠️ Stoves & Refrigerators Now Required
All qualifying residential leases must include:
- A stove in good working order that can safely cook food.
- A refrigerator that can safely store food.
If an appliance is under manufacturer recall, it must be repaired or replaced within 30 days of notification.
Here’s what California landlords must do to stay compliant with AB-628 in 2026.
❗ This applies only to leases signed, amended, or extended after Jan 1, 2026. Existing leases are not immediately affected unless renewed.
Tenant-Provided Refrigerators
Landlords and tenants can agree—at lease signing only—that the tenant will supply their own refrigerator. But four rules must be followed:
- The lease must clearly state this was the tenant’s choice.
- The tenant must be allowed to change their mind and request a landlord-provided fridge with 30 days’ notice.
- Landlords can’t require tenants to bring their fridge.
Landlords are not responsible for tenant-provided appliances.
This flexibility offers convenience but requires proper lease language. Work with experienced property management services to stay compliant.
Which Units Are Not Affected?
AB-628 doesn’t apply to certain types of housing, including:
- Permanent supportive housing
- Single-room occupancy units (SROs) with shared kitchen spaces
- Residential hotels
- Housing with communal kitchens, like assisted living facilities
If you’re unsure whether your property qualifies, consult with a Huntington Beach rental management firm or other licensed professional.
For Tenants: What You Should Expect
Starting in 2026, tenants entering new leases can expect:
- A functional stove and refrigerator as part of the standard living conditions.
- Faster repairs—landlords must fix or replace recalled appliances within 30 days.
The right to opt out of a provided fridge, with flexibility to opt back in later.
This law is a win for renters across California, especially those renting from residential property management companies. It ensures basic standards are met across all income levels.
Tenant Rights and Common Scenarios Under AB-628
California’s AB-628 not only outlines landlord responsibilities—it also strengthens tenant protections. Here are some real-world scenarios and what tenants can expect in 2026 and beyond:
✅ Can my landlord raise the rent to cover the cost of appliances?
Not directly because of AB-628. While landlords may adjust rent in line with market conditions or under permitted increases, any rent change must comply with local and statewide rent control laws, such as Costa-Hawkins and the California Tenant Protection Act. Tenants have a right to receive advance notice of any increase and can seek legal advice if they believe the increase is excessive or retaliatory.
✅ What if the fridge or stove breaks during my lease?
If the appliance was provided by the landlord, they are legally responsible for keeping it in safe working order. If the appliance is subject to a manufacturer recall, they must repair or replace it within 30 days of being notified.
If a tenant has opted to use their own fridge (with a signed agreement at the start of the lease), then the landlord is not responsible for repairs to that appliance.
✅ Can I bring my own refrigerator if I prefer?
Yes—but only if you opt in at the time of signing the lease and the landlord agrees in writing. The lease must include a clause stating that:
- The tenant is voluntarily choosing to supply their own refrigerator.
- The tenant will maintain it themselves.
- The landlord has no responsibility for repairs or replacement.
You can later change your mind by giving 30 days’ notice, after which the landlord must install a compliant refrigerator.
✅ What happens if the landlord refuses to replace a recalled appliance?
Under AB-628, failure to replace a recalled stove or refrigerator within 30 days after notification violates habitability standards under California Civil Code § 1941.1. Tenants may be eligible to:
- Request repairs in writing
- Withhold rent (if legal conditions are met)
- Pay for the repair and deduct the cost
- File a complaint with local housing authorities
Always document issues in writing and consult legal aid or tenant advocacy groups when in doubt.
✅ Are short-term rentals or special housing types included?
No. AB-628 does not apply to:
- Permanent supportive housing
- Residential hotels
- Single-room occupancy units with shared kitchens
- Assisted living or other communal kitchen arrangements
Tenants in these units may have different standards under other housing laws.
How AB-628 Aligns with West Point Property Management’s Standards
Our number one priority at West Point Property Management Inc. has always been the security, convenience, and obedience of our tenants. Our current standards of care are consistent with this bill.:
- Timely appliance maintenance
- Transparent lease agreements
- Legal compliance across all rental units
We work with landlords to meet and exceed state housing laws—so they don’t have to worry about last-minute updates. Whether you’re searching for a property management company near me or need help navigating compliance issues, we’re here to help.
Why This Bill Matters for Huntington Beach Property Owners
Many local landlords manage rental properties with older appliances. If your stove or fridge is outdated, now is the time to evaluate your property’s readiness for 2026.
With guidance from the best property managers in Huntington Beach, you can avoid costly violations and keep your tenants happy and safe.Many local landlords manage rental properties with older appliances. If your stove or fridge is outdated, now is the time to evaluate your property’s readiness for 2026.
With guidance from the best property managers in Huntington Beach, you can avoid costly violations and keep your tenants happy and safe.
Many local landlords manage rental properties with older appliances. If your stove or fridge is outdated, now is the time to evaluate your property’s readiness for 2026.
With guidance from the best property managers in Huntington Beach, you can avoid costly violations and keep your tenants happy and safe.
Need Help Navigating New Rental Laws?
West Point Property Management Inc. is your trusted local partner for:
- Full service property management
- Lease compliance and tenant communications
- Maintenance coordination
- Risk reduction strategies
From affordable property management near me to apartment management companies and real estate property management, we cover it all.
🏡 Get in Touch Today
Whether you’re a landlord seeking legal clarity or a tenant with questions about your lease, our team is here to help.
👉 Contact us now to schedule a consultation with our Huntington Beach property experts.
