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Is an Empty Kitchen Now a Habitability Problem?
Walk through a vacant rental before your next showing and look at the kitchen. If there's a gap where the refrigerator should be, that unit may no longer meet California's basic standard for a livable home.
Assembly Bill 628 changed what landlords must provide. A working stove and refrigerator are now part of the state's habitability rules for most residential leases, sitting right alongside heat, hot water, and plumbing.
This guide explains what the law requires, which leases it covers, how tenant-owned fridges work, and which units are exempt. At DoorVine Homes, our veteran-owned team manages rentals across Fresno and Clovis, and we keep owners ahead of new California rules like this one.
Key Takeaways
- Appliances are now habitability items: A stove and refrigerator in good working order are required under Civil Code Section 1941.1 for covered leases.
- Timing depends on your lease: The rules apply to leases entered into, amended, or extended on or after January 1, 2026.
- Recalls have a deadline: Landlords must repair or replace a recalled stove or refrigerator within 30 days of receiving notice.
- Tenant-owned fridges need lease language: A tenant may bring their own refrigerator only by mutual agreement, using the disclosure the law requires.
- Some housing is exempt: Permanent supportive housing, single-room occupancy units, residential hotels, and units with shared kitchens are excluded.
What Assembly Bill 628 Changed for California Rentals
AB 628 updated the state's definition of a tenantable home, and that shift affects how you prepare every unit.
Stoves and Refrigerators Join the Habitability List
Assembly Bill 628 amended Civil Code Section 1941.1, the statute listing the conditions a rental must meet to be considered livable. The Governor signed it in October 2025, and it took effect at the start of 2026.
The law adds two items to that list. A stove must be in good working order and able to safely generate heat for cooking. A refrigerator must be in good working order and able to safely store food.
For landlords, this matters because habitability is not a courtesy. A unit that substantially lacks a required item can be considered untenantable, which opens the door to tenant remedies under California law.
Which Leases Are Covered
The requirement applies to leases entered into, amended, or extended on or after January 1, 2026. Leases signed before that date and left untouched are not pulled in automatically.
That said, most landlords will touch a lease sooner than they think. A renewal, an extension, or a simple amendment to add a pet can bring a unit under the new rules.
The safest approach is to treat every unit as covered at its next lease event. Planning appliance upgrades around your lease calendar keeps you from scrambling at renewal time.
Keeping Appliances in Good Working Order
Supplying the appliances is only the first step, because the law also expects them to keep working throughout the tenancy.
The 30-Day Recall Rule
Under the new law, a stove or refrigerator subject to a recall by the manufacturer or a public entity is not considered safe. Once you receive notice of a recall, you have 30 days to repair or replace it.
The law also states that this deadline does not stop a tenant from using other remedies available under Civil Code Section 1942. In practice, that means you should act quickly rather than wait until day 29.
Why Routine Inspections Matter
Recall notices can be easy to miss, especially if appliances were purchased years ago or came with the property. Keeping model and serial numbers on file makes it easier to check recall status and respond fast.
Regular inspections also catch small problems early. A fridge that runs warm or a burner that won't light is far cheaper to fix before it becomes an emergency call or a habitability complaint. Our Fresno property maintenance services include move-in and move-out inspections that document appliance condition from day one.
A refrigerator used to be a selling point in a rental listing. In California, it's now part of the baseline every tenant is entitled to.
When Tenants Want to Bring Their Own Refrigerator
Some renters prefer to use a fridge they already own, and AB 628 allows that under specific conditions.
The Lease Language You Need
A tenant and landlord may mutually agree, when the lease is signed, that the tenant will provide and maintain their own refrigerator. The lease must include a statement explaining that state law requires the landlord to provide a working fridge and that the tenant has asked to bring their own.
When that agreement is in place, the landlord is not responsible for maintaining the tenant's refrigerator. However, you cannot make bringing a fridge a condition of renting the home.
That last point is important for marketing and screening. A listing or application process that suggests applicants must supply their own refrigerator could create a compliance problem before the lease is even signed.
Switching Back to a Landlord-Provided Fridge
The lease must also give the tenant a way out. A tenant may provide 30 days' written notice that they no longer want to keep their own refrigerator in the unit.
At the end of that notice period, the landlord must install a working refrigerator. Landlords who allow tenant-owned fridges should budget for this possibility, since the request can come at any point during the lease.
The California Apartment Association offers additional guidance on documenting these agreements correctly.
Rental Units Exempt From the Appliance Requirement
The stove and refrigerator requirement does not apply to every type of housing.
Under Civil Code Section 1941.1(b), the following are excluded:
- Permanent supportive housing, as defined in the Government Code
- Single-room occupancy units, including those where occupants share food preparation facilities
- Units in residential hotels, as defined in the Health and Safety Code
- Units in housing facilities with shared or communal kitchens, including assisted living facilities
Most single-family homes, duplexes, and standard apartments in Fresno and Clovis will not fall into these categories. If you're unsure whether a unit qualifies, confirm with a qualified attorney before relying on an exemption.
A Compliance Checklist for Fresno and Clovis Landlords
A few practical steps can turn this new requirement into a routine part of your rental operations.
- Audit every unit: Confirm each property has a working stove and refrigerator before its next lease event.
- Record appliance details: Keep model numbers, serial numbers, and purchase dates in one place for recall checks.
- Update your lease templates: Add the required disclosure if you plan to allow tenant-owned refrigerators.
- Review listings and applications: Remove any wording that implies tenants must supply their own fridge.
- Plan for replacements: Set aside funds for appliance repairs, recalls, and switch requests.
Compliance gets easier when appliance care is built into your lease calendar instead of handled one complaint at a time.
If keeping up with these steps feels like a lot, professional Fresno property management can take it off your plate. Owners in Clovis can learn more about our Clovis property management services.
Frequently Asked Questions
These are the questions Fresno-area landlords ask most often about AB 628.
Do I have to replace an appliance in a lease signed before 2026?
Not automatically. The requirement applies once a lease is entered into, amended, or extended on or after January 1, 2026, so plan to bring the unit into compliance at that point.
Can I require a tenant to bring their own refrigerator?
No. A landlord cannot condition a tenancy on the tenant providing a fridge. A tenant-owned refrigerator is only allowed by mutual agreement with the required lease disclosure.
Am I responsible for fixing a tenant's own refrigerator?
No. When the lease includes the proper agreement, the tenant maintains their own fridge. If they later give 30 days' written notice, you must install a working refrigerator.
Keep Your Fresno Rentals Compliant and Move-In Ready
AB 628 makes a working stove and refrigerator part of the legal standard for most California rentals. Landlords who plan ahead around lease renewals, recalls, and tenant requests can stay compliant without surprise costs.
DoorVine Homes helps Fresno and Clovis owners manage appliance upkeep, lease updates, and every detail in between. Call us at 559.210.RENT or contact us to schedule a consultation today.
