A Quiet Change With Big Implications for Landlords
Beginning January 2026, California landlords must provide a refrigerator and stove in most rental units. The new rule makes these appliances part of a home’s required habitability standards.
The measure, Assembly Bill 628, closes a long-standing gap in state housing law. In many older buildings — especially in Los Angeles — tenants still bring their own refrigerators. The practice has frustrated renters and drawn political attention.
For multi-family owners, the change may seem small. But it introduces new costs, compliance work, and risk at a time when margins are already thin.
The Political and Market Backdrop
Assemblymember Tina McKinnor authored the bill to ensure renters have access to basic cooking and food storage appliances. Tenant advocates argued that refrigerators and stoves are necessities, not luxuries.
Los Angeles and Orange counties became the focal point. They have some of the lowest shares of units with refrigerators in the country, according to LAist.
Landlord groups pushed back. They warned that the rule adds to already rising expenses tied to insurance, utilities, and rent control. Despite objections, the bill passed easily and was signed by Governor Gavin Newsom.
It’s another sign of California’s ongoing shift toward tenant-centered housing regulation.
What the Law Requires
Under AB 628, a rental without a working refrigerator and stove will be deemed uninhabitable. That means landlords can’t legally rent such a unit.
There are limited exceptions. Assisted living facilities, single-room occupancy housing, and properties with communal kitchens are exempt.
Tenants can still use their own refrigerator if both parties agree. But the legal default now places full responsibility on the landlord.
Owners will need to confirm compliance before the 2026 deadline. Lease templates, inspection checklists, and maintenance plans should all be updated.
Financial and Operational Impact
The financial effect will vary across portfolios. Many newer or recently renovated properties already include appliances and will need minimal changes.
Older assets could face higher capital expenditures. Adding refrigerators and stoves in pre-1980s buildings may require new electrical or cabinetry work.
Beyond installation, landlords will absorb ongoing maintenance and replacement costs. Appliances break, and owners will now handle service, repairs, and replacements.
For small operators or rent-controlled assets, these expenses can add up quickly. Owners should budget early and review reserve allocations for appliance lifecycles.
A Broader Trend in California Housing Policy
While the new rule seems minor, it fits a clear pattern. California continues to shift more operating responsibilities to property owners.
Each incremental law — from eviction limits to appliance mandates — expands what landlords must provide and maintain.
For investors, this trend affects underwriting, expense forecasting, and long-term asset planning. The total cost of ownership keeps rising, even when policy changes appear small.
As 2026 approaches, proactive owners will audit units, price upgrades, and plan replacements ahead of time. Staying ahead of regulation isn’t just about compliance — it’s about protecting portfolio performance.
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