What California’s AB 628 Means for Property Owners: Important Update on New Habitability Standards
California landlords will soon see a significant change in state housing law that redefines what qualifies as a habitable rental unit. Assembly Bill 628 (AB 628), effective January 1, 2026, expands the minimum habitability requirements and will impact nearly all residential rentals in the state.
If your properties are professionally managed, the good news is that your management team will take care of compliance on your behalf. However, it’s still important for you as an owner to understand what this new law means and how it may affect your property, your tenants, and your long-term investment strategy.
The Core of AB 628 — What’s Changing
Under California’s new AB 628, a rental property must include a working stove and refrigerator to be considered legally “habitable.”
This new requirement applies to leases that are entered into, renewed, or amended on or after January 1, 2026.
In short, if a tenant signs a new lease—or renews or modifies an existing one—after that date, the unit must include these appliances in working condition.
Previously, the inclusion of a stove or refrigerator was not a mandatory part of habitability under state law. Many landlords, particularly those renting single-family homes or smaller apartments, provided units without appliances or with optional appliance packages. AB 628 removes that flexibility for future tenancies.
What the Law Requires
Here are the main points of AB 628:
Stove and refrigerator are now required: Every residential rental unit must have both in working order at the start of the tenancy (for leases signed or renewed after Jan. 1, 2026).
Appliance repair responsibilities: Landlords remain responsible for maintaining these appliances in operable condition throughout the tenancy.
Recall compliance: If an appliance is subject to a manufacturer or public safety recall, the landlord (or their property manager) must repair or replace it within 30 days of receiving notice of the recall.
Lease renewals and amendments: Even existing tenants will fall under the new rules when they renew or modify their lease after the effective date.
Which Properties Are Exempt?
While AB 628 applies broadly, some housing types are exempt, including:
Units with shared or communal kitchens (such as certain rooming houses or student housing).
Specific supportive housing programs and assisted living facilities that provide shared meal services.
Short-term rentals that are not governed under traditional residential tenancy law.
Most standard residential rentals — including single-family homes, condos, and apartments — are not exempt.
If your property falls into an exempt category, your management company will confirm and document that exemption as needed.
How This Affects You as a Property Owner
For owners whose properties are professionally managed, the implementation of AB 628 primarily affects operations and budgeting rather than day-to-day actions.
Here’s what to expect:
1. Updated Leasing Standards
When your current tenants renew their leases or new tenants move in after January 1, 2026, your management company will ensure that a working stove and refrigerator are present and documented in the move-in inspection.
If the property currently lacks one or both appliances, your management team will coordinate purchase and installation before the new lease begins.
2. Maintenance and Replacement Oversight
Your management company will handle all appliance repairs and replacements as part of their routine maintenance service. That includes addressing recalls or safety issues within the required 30-day period.
3. Compliance and Risk Reduction
AB 628 ties appliance requirements directly to California’s habitability laws. That means a property missing either appliance during a covered lease period could be considered “untenantable.”
To avoid liability, your management company will ensure that all units under management are brought into compliance before any qualifying lease is executed or renewed.
4. Potential Budget Adjustments
While AB 628 does not directly impact rent limits or lease rates, there may be minor upfront costs to equip any currently vacant or appliance-free units. Your property manager will communicate those costs transparently before making any purchase.
For owners with long-term tenants whose leases will eventually renew, these costs will likely be phased in gradually as renewals occur after the 2026 effective date.
Why This Change Matters
The intent behind AB 628 is to modernize California’s definition of habitable housing. Legislators argued that basic kitchen appliances are essential to safe and livable homes, especially for lower-income renters or newly constructed housing that previously did not require them.
From a property management standpoint, this law creates consistency — all tenants will now expect the same baseline standards statewide.
For property owners, the main benefit is proactive compliance. By ensuring that all managed units meet or exceed these requirements, you minimize risk of tenant disputes, reduce potential liability, and keep your property competitive in the marketplace.
How Your Management Team Is Handling AB 628
Our company is already preparing for this transition to make it seamless for you and your tenants. Here’s what we’re doing behind the scenes:
Portfolio audit: We’re reviewing all managed units to identify properties that currently do not include a stove or refrigerator.
Lease updates: Our lease templates will be revised to reflect AB 628’s requirements and to clarify maintenance responsibilities for landlord-provided appliances.
Ongoing communication: Owners will be notified if their property requires any updates prior to a lease renewal or new tenancy.
You will not need to take any separate action — our management team will handle every step of compliance.
Key Takeaway
Starting in 2026, California law will require all rental units to include a working stove and refrigerator as part of the state’s definition of a habitable dwelling.
As one of our managed property owners, you can rest assured that we are already planning and budgeting for these changes on your behalf. Our team will continue to monitor the rollout of AB 628 and will keep you informed of any updates or clarifications from the state.
If you have questions about how this new law might specifically affect your property, please reach out to our management office — we’ll be happy to review your property’s current setup and discuss next steps well before the 2026 deadline.
