Updated October 8, 2026.
California rental homes usually need a working stove and fridge. Check your lease date before you decide what to supply. A tenant can choose their own fridge, but that choice needs specific lease terms. Some housing is exempt.
AB 628 covers leases entered into, amended, or extended on or after January 1, 2026.
If you own a rental in Temecula, strong demand does not let you skip the rule. You still have a choice about extras such as a washer or dishwasher. Start with the law and your lease dates, then decide which extra appliances make sense for your home.
This guide focuses on California residential rentals. It is general information, not legal advice. Check the rules for your address and have a qualified housing attorney review unusual arrangements.
What AB 628 requires in California
AB 628 became Chapter 342 of the 2025 statutes and amended Civil Code section 1941.1. Its appliance provisions took effect January 1, 2026. The enacted bill and current habitability statute spell out the requirements.
The stove must be in good working order and safely generate heat for cooking. The fridge must be in good working order and safely store food. A recalled stove or fridge does not meet the law’s safety standard, even if it still turns on.
The law names those functions rather than a brand, finish, or price. You do not have to buy a new stainless-steel model to pass this test. You do need one that works safely. Leaving an empty space, an outlet, or a gas connection does not fulfill a duty to supply a stove or fridge.
These items join the state’s habitability standards: the rules that make a home fit to live in. Working plumbing, heat, safe wiring, weather protection, and sound floors and stairs are also part of those rules. An appliance checklist is only one part of getting a home ready to rent. Our landlord responsibilities checklist covers the wider property file and upkeep duties.
Check when the lease was signed or changed
The date rule covers more than a lease with a brand-new tenant. If you amend or extend an older lease on or after January 1, 2026, the new standards apply. In plain terms, changing or extending the lease with a tenant who already lives there can trigger the duty.
For example, a new lease signed in February 2026 falls within that timing rule. So does an existing lease extended by agreement in September 2026. These are illustrations of the statutory triggers, not claims about a particular tenancy.
For an older lease, read the signed terms and check what changed afterward. Do not assume that every tenancy came under the new rule on January 1. Nor does an old move-in date create a lasting exemption. Get advice on automatic renewals, month-to-month leases, or disputed changes before relying on a date exception.
Older leases still carry duties to keep the home fit to live in. The date rule does not excuse an unsafe supplied stove or erase a promise to supply a fridge. Keep your lease history with the list of equipment so the reason for your choice is clear.
A tenant-supplied refrigerator needs a real choice
The choice to bring a fridge belongs to the tenant. Under section 1941.1(a)(11)(B), you and the tenant may agree at lease signing that they will supply and maintain their own fridge. You cannot require them to bring one to get the tenancy.
The lease must contain a statement substantially in the following form, supplied by the statute:
“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.”
The lease must also explain the tenant’s right to change that choice. With 30 days’ written notice, the tenant can tell you they no longer want to keep their own fridge in the unit. At the end of that notice period, you must install a fridge in good working order.
The landlord does not have to maintain the tenant’s fridge under this arrangement. Keep the signed choice and any later notice in the tenancy file. If a tenant gives notice, plan to have the fridge installed by the due date. This is a duty, not an upgrade you can decline.
AB 628 does not provide a matching tenant-supplied-stove opt-out. Do not extend the fridge exception to the stove. A broad clause saying “tenant supplies all appliances” misses the specific terms in the enacted refrigerator agreement provisions.
The housing exceptions are narrow categories
Section 1941.1(b) exempts four types of housing from the new stove and fridge standards. Check the type of housing and its legal definition before claiming an exception:
- Permanent supportive housing as defined in Government Code section 8698.4(c)(2).
- A single-room occupancy unit providing living and sleeping space for the occupant’s exclusive use, including units where occupants share food-preparation facilities.
- A unit in a residential hotel as defined in Health and Safety Code section 50519(b)(1).
- A dwelling unit within a housing facility offering shared or communal kitchen spaces to residents, including a unit within an assisted living facility.
The single-room occupancy (SRO) exception is not limited to units with a shared kitchen. Nor does the list exempt ordinary single-family rentals, condos, or small landlords as a group. An exemption under a different rental law does not necessarily apply here.
These exceptions address the two new appliance standards. Other housing-code duties and promises in the lease still matter. If you rent out a room or have an unusual shared-kitchen setup, get advice on which legal category fits.
Repairs, recalls, and tenant-caused damage
A required stove or landlord-provided fridge must stay in good working order. Supplying it at move-in does not finish the job. If a tenant reports that the stove cannot safely cook or the fridge cannot safely store food, assess the problem and arrange service.
The recall rule has a precise clock. Under section 1941.1(c), the landlord must repair or replace a covered stove or refrigerator within 30 days of receiving notice of a manufacturer or public-entity recall. It is not limited to manufacturer recalls, and the deadline does not run from whichever date you book a contractor.
That recall deadline does not give you 30 days to wait on every breakdown. How fast a repair is needed depends on the problem. The law also preserves remedies under Civil Code section 1942. The California Department of Real Estate’s 2026 tenant guide, printed pages 57–58, explains repair notices, timing, and the risks of choosing a remedy.
Record when the tenant reported the fault, the model and serial number, recall notices, service dates, and work done. Good maintenance-request handling helps you track the repair to the end. Use qualified technicians for work beyond normal user care. This guide does not give gas, wiring, or appliance repair instructions.
Tenant neglect or abuse can affect who pays for a repair. The DRE guide, printed pages 54–56, explains tenant-caused damage and the owner’s duties. A broken machine alone does not prove misuse. Record the cause before charging the tenant, and get advice if there is a dispute.
Tenants should report the problem promptly and keep written records. Get legal advice on your own case before withholding rent, deducting repair costs, or ending a tenancy over a broken appliance. A breakdown does not grant an automatic right to take any of those steps.
Dishwashers and laundry machines are a different decision
AB 628 does not require a dishwasher, microwave, washer, or dryer. You can choose which extras to supply for an ordinary rental, subject to other rules and your lease. Once you promise a machine in the listing or lease, treat that promise as part of what you offer.
For less serious repairs, the DRE guide, printed pages 56–57, explains that the lease usually sets who fixes an amenity. An amenity is an extra feature you supply. There is no blanket rule that the owner must fix every optional machine. Nor can you label every supplied item “as is” to avoid your duties. Housing-code rules still apply.
Before you supply laundry machines, compare the cost to buy and install them with your upkeep budget. Check whether you can get service for the model and whether a new one will fit through the doors. You can plan those costs without assuming the machines will earn you more rent.
A broken optional machine can also cause a building problem. For example, a leaking washer may leave water damage that needs its own repair. Assess the damage and the risk rather than judging urgency solely by whether the machine was optional.
Prepare the appliance record before listing
For a Temecula home, build your plan around the state rules first. Local rental demand may influence whether you add laundry machines or upgrade finishes. It does not replace the stove and fridge rule for a covered lease.
- Review the lease date, later amendments or extensions, and any claimed housing exception.
- List the appliances supplied, who owns them, and their model and serial numbers. Keep condition photos and service records.
- Check operation and recall status before handover. Resolve defects rather than describing a broken required appliance as an amenity.
- Record any tenant’s choice to bring a fridge with the required lease terms. Explain how to give a later 30-day written notice.
- Make sure the listing, signed equipment list, and repair terms agree. Give the resident a clear way to report a problem.
Your rental inspection should check the equipment, and the lease clauses should state what stays with the home. List tenant-owned items on their own so it is clear who owns what at move-out.
For help with leasing and upkeep of a local home, contact our Temecula property management team. Bring the current lease and list of appliances so you can discuss what your home needs.
Frequently asked questions
Can a Temecula landlord omit the refrigerator if rentals are in high demand?
No. Market demand does not create an AB 628 exception. For a covered California lease, provide a working refrigerator unless a statutory housing exception applies or the tenant voluntarily chooses their own refrigerator through the required lease agreement.
Can a tenant change their mind about supplying a refrigerator?
Yes. The lease must allow the tenant to give 30 days’ written notice that they no longer wish to keep their own refrigerator in the unit. At the end of that notice period, the landlord must install a refrigerator in good working order.
Does the landlord have 30 days to fix every appliance problem?
No. AB 628’s specific 30-day deadline concerns a covered stove or refrigerator recall and starts when the landlord receives notice. Other repair timing depends on the condition and applicable duties. An urgent safety problem should not wait simply because another rule mentions 30 days.
Sources
- California AB 628, enacted Chapter 342, Statutes of 2025. Approved and filed October 6, 2025. Checked 2026-10-08. Supports the exact appliance provisions, refrigerator agreement, housing exceptions, and recall deadline.
- California Civil Code section 1941.1. Effective January 1, 2026, as amended by AB 628. Checked 2026-10-08. Supports current habitability standards and lease-date scope. Legislative pages were checked through substantive indexed official text because direct access was blocked.
- California Department of Real Estate, 2026 California Tenants guide. Printed pages 53–58. Checked 2026-10-08. Supports repair duties, tenant care, optional amenities, repair agreements, and notices. For AB 628’s exact appliance scope and exceptions, this article follows the enacted statute.
