AB 628: New California Habitability Requirements for Residential Leases — What Landlords Need to Know

Starting January 1, 2026, California landlords will face new habitability requirements under Assembly Bill No. 628 (AB 628). This law updates California Civil Code Section 1941.1 — the statute defining what makes a rental property “habitable.”

Landlord and property manager inspecting a kitchen stove and refrigerator in a California rental home.

At Property Management Experts (PME), we’re helping property owners across Stockton, Tracy, Modesto, and the Central Valley prepare for these changes ahead of time to ensure full compliance and peace of mind.

What AB 628 Means for Landlords

Under AB 628, landlords will be required to provide and maintain specific kitchen appliances for all new, renewed, or amended leases beginning January 1, 2026.

Mandatory Appliances: All qualifying residential units must include a stove and a refrigerator in safe, working condition. The stove must safely generate heat for cooking, and the refrigerator must store food at safe temperatures.
Recall Repairs Required: If a provided appliance is subject to a manufacturer or government recall, the landlord must repair or replace it within 30 days of receiving notice.
Tenant-Provided Option: Landlords and tenants can mutually agree that tenants will provide their own refrigerator — but this must be clearly stated in the lease. Tenants also retain the right to request that the landlord provide one later with 30 days’ written notice.
Exemptions: Certain housing types are exempt, including permanent supportive housing, SROs with shared kitchens, residential hotels, and assisted-living or communal-kitchen facilities.

According to the California Legislative Information Portal, failure to comply may render a unit “untenantable” under Civil Code §1941.1 — potentially exposing landlords to rent-withholding, repair-and-deduct claims, or even legal action.

How This Impacts Central Valley Landlords

For property owners across San Joaquin County and surrounding areas, these new requirements mean it’s time to review leases and property readiness. Even landlords who currently provide these appliances should verify that:

Appliances meet current safety and functionality standards.
Lease language specifies maintenance responsibilities.
Replacement or repair timelines are clearly defined.

These updates are especially important for landlords managing multiple units, as each lease renewed or amended after January 1, 2026, will fall under the new rule.

What Happens If You Don’t Comply?

Failing to meet habitability standards under AB 628 could expose property owners to:

Legal liability for providing untenantable housing.
Tenant rights to withhold rent, repair and deduct, or vacate.
Possible damages or attorney fees if the issue is litigated.

California courts consistently interpret tenant habitability laws strictly, placing full responsibility on landlords to maintain compliance.

How Property Management Experts Helps Landlords Stay Compliant

With nearly five decades of experience serving the Central Valley, Property Management Experts has a proven track record of helping landlords stay ahead of California’s evolving regulations.

Lease Compliance Reviews: PME is already updating lease templates to align with AB 628 requirements.
Appliance Maintenance Coordination: Our property management team tracks repairs, recalls, and replacements to ensure compliance and tenant satisfaction.
Tenant Communication: PME keeps residents informed about updates to maintain transparency and prevent disputes.
Ongoing Education: We continuously monitor legal changes from sources like the California Department of Real Estate (DRE) and the California State Legislature.

Our mission is simple: to make property ownership effortless and compliant, allowing landlords to focus on long-term growth instead of new regulatory headaches.

What You Should Do Before 2026

Inspect Existing Appliances: Verify that all stoves and refrigerators are functional and safe.
Update Your Lease Forms: Add language clarifying who provides and maintains appliances.
Plan for Replacements: Budget for any necessary upgrades before your next lease renewal.
Contact PME: Let our licensed property management team handle compliance updates for you.

Final Thoughts

AB 628 represents California’s continued focus on tenant safety and habitability. While the new appliance requirements may seem straightforward, failing to comply can have significant legal and financial consequences. With Property Management Experts on your side, you’ll have the expertise and systems in place to meet these new standards with confidence.

Get ahead of 2026 now — contact Property Management Experts at (209) 465-5000 or visit www.pmerents.com to schedule a compliance review today.

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🏡 New Law Alert: California Now Requires Stoves and Refrigerators in All Residential Rentals (AB 628 Explained)