On January 1, 2026, California moves the kitchen from amenity to obligation. A working stove and refrigerator are a minimum habitability requirement.
If you have rentals in Apple Valley, Hesperia, Victorville, or the High Desert, that means fewer gray areas and more accountability. A dead burner is no longer just a work order. It can derail rent, timelines, and claims.
The clever play is simple: refresh your lease, log serial numbers, and set a recall clock. Do that now, and 2026 feels routine, not risky.
Key Takeaways
- Effective date and triggers: applies to leases entered into, amended, or extended on or after January 1, 2026. Month-to-month tenancies are generally pulled in when you change terms or execute a written extension.
- Required appliances: provide and maintain a stove that safely generates heat for cooking, and a refrigerator that safely stores food.
- Recall rule: once you receive a recall notice for a provided stove or refrigerator, repair or replace within 30 days. Tenant remedies still apply.
- Refrigerator opt-out: tenants may use their own refrigerator only upon disclosure at lease signing and a 30-day right to switch back. There is no stove opt-out.
- Exemptions: permanent supportive housing, SROs, residential hotels, and units within facilities that have communal kitchens, such as assisted living, dorm-style housing, or treatment facilities.
How AB 628 Changes Civil Code 1941.1
AB 628 amends Civil Code 1941.1, the checklist that defines a tenantable dwelling. Two items join the familiar list that includes weatherproofing, plumbing, and heat. A compliant stove and a compliant refrigerator are now part of the baseline.
Once your lease falls under the rule, a nonworking stove or refrigerator makes the home untenantable. The shift moves familiar turn tasks into legal duties. It also changes how disputes evolve.
Tenants may pursue Civil Code 1942 remedies after notice and a reasonable time, so owners should treat these appliances as critical systems. These amenities cannot wait for the next scheduled turn.
Deadlines and Triggers
AB 628 doesn’t flip every lease on January 1. It kicks in when a lease is signed, changed, or extended on or after January 1, 2026. Typical triggers: adding a roommate or pet, adjusting parking or rent terms, or renewing for another term.
If a month-to-month rolls on without any written changes, the rule usually applies to the following change. To avoid different standards across units, many owners adopt a portfolio-wide policy and schedule purchases, installs, and paperwork.
The 30 Day Recall Rule
AB 628 is clear about recalls. If you get a recall notice for a stove or fridge you provided, fix or replace it within 30 days. That deadline doesn’t cancel any tenant rights.
Make recalls routine: keep a list of every appliance, including model and serial numbers for each unit; check recall sites regularly; and assign repairs with a firm due date.
Save proof of what you did, work orders, invoices, and photos. Good records protect you if questions come up.
The Refrigerator Opt Out
Tenants may use their own refrigerator, but only if both sides agree at lease signing and the lease includes the required disclosure.
Tenants can change their minds with 30 days’ written notice, and by day 30, the landlord must install a refrigerator. You cannot condition renting the unit on the tenant supplying a fridge.
If a tenant brings one, they are responsible for its upkeep. There is no stove opt-out. Every covered home must have a safe, working cooking appliance.
Documentation That Protects You
Documentation protects you. Update 2026 leases to clarify stove and fridge duties. If you allow the fridge opt-out, include the disclosure and get it signed.
At move-in and turns, take photos, test the oven, confirm the fridge holds safe temps, and log model and serial numbers. Calendar a recall check.
When replacing units, follow refrigerant and metal disposal rules and keep vendor receipts. Store all reports, photos, and logs in one folder that your team and owners can access.
Enforcement and Remedies
AB 628 works within California's habitability rules. If a covered appliance fails and isn't repaired within a reasonable time after the tenant's notice, tenants may use repair-and-deduct under Civil Code 1942, within cost and frequency limits.
They may raise habitability in rent or deposit disputes. Treat a dead stove or fridge like a heat outage: priority one. Log the notice date, first response, and completion. Share clear ETAs and parts updates. Quick, well-documented fixes cut disputes and protect your reputation.
Pricing and AB 1482 Context
AB 628 does not let you tack on an appliance fee. Where AB 1482 applies, annual rent increases are generally capped at 5% plus CPI, up to 10%. Price appliances into the lawful base rent when you turn a unit, then follow the cap going forward.
Keep comps showing similar units with owner-provided appliances. Apply the same pricing approach across comparable homes to stay consistent and reduce fair housing or dispute risk.
Action Plan for January 1, 2026
Here’s a simple, step-by-step rollout to make compliance feel routine rather than rushed. Share this with your team and owners so everyone knows what happens and when.
- Update leases with clear appliance terms and the refrigerator disclosure.
- Create an appliance list for each unit, including model, serial number, and resident.
- Assign a person to check recalls weekly and set a 30-day fix deadline.
- Track every recall or repair to completion with dates, photos, and invoices.
- Train leasing on when the rule applies and how to offer the fridge opt-out.
- Train maintenance on testing, photo documentation, and proper disposal.
- Price within AB 1482 limits. Build appliance value into the lawful base rent.
- Communicate the plan early to owners and residents with simple timelines.
FAQ
Does AB 628 require dishwashers or microwaves?
No. The change covers only a stove and a refrigerator.
Can a tenant use a personal refrigerator?
Yes, but only with the disclosure at lease signing and a 30-day right to switch back. There is no stove opt-out.
What happens when a recall hits?
After you receive notice, you have 30 days to repair or replace. Monitor recall sources and document completion.
May I charge an appliance fee?
No. In AB 1482 jurisdictions, fold lawful costs into base rent within the cap.
Ready Kitchens, Ready Compliance, Ready ROI
AB 628 makes stoves and refrigerators essential services. Treat them like heat and water. Update leases, track serial numbers, and resolve recalls within 30 days to reduce disputes and protect revenue. With a tight playbook, 2026 becomes routine, not a scramble, delivering safer homes and better owner and resident trust.
Provest Realty can execute end-to-end. We will retrofit your lease packet, build your appliance inventory, and recall monitoring across Apple Valley, Hesperia, Victorville, and the High Desert. Book a free rental analysis and turn compliance into confidence. Reach out to us today!
Additional Resources
What Landlords Can — and Can’t — Deduct from a Tenant’s Security Deposit in California
