AB 628 Requires California Landlords To Provide a Refrigerator

Disclaimer: As your trusted property management resource, we provide this information to keep you educated. Please remember that we are not attorneys, and this content is not legal advice. For guidance on drafting or amending your lease to comply with California Civil Code Section 1941.1, please consult a qualified attorney.

Starting January 1, 2026, a new California law, Assembly Bill (AB) 628, will make refrigerators a required feature in all rental properties. Previously, landlords could decide whether to provide one, but that flexibility is coming to an end.

This law adds to the list of basic habitability standards in California Civil Code Section 1941.1, putting the refrigerator in the same category as essential items like heating and hot water. While the change might seem small, it has important implications for how you manage, budget, and maintain your rental properties.

At Advantage Property Management Services, we’re encouraging Pleasanton landlords to prepare now. A little planning this year can help you avoid compliance headaches later.

Key Takeaways

• AB 628 goes into effect on January 1, 2026, requiring landlords to provide a working refrigerator in all new or renewed residential leases.
  
  

• A refrigerator is now considered a habitability requirement, not an optional amenity.
  
  

• Landlords are responsible for maintaining the refrigerator in good working order.
  
  

• Tenants can bring their own refrigerator only with a written lease opt-out clause that meets state requirements.
  
  

• Proactive budgeting and updated lease language will help ensure compliance before the law takes effect.

What the Law Requires

Under California Civil Code Section 1941.1(a)(11)(A), all landlords must provide and maintain a refrigerator that is capable of safely storing food. The law applies to any lease entered into, renewed, or amended on or after January 1, 2026.

That means if your current lease continues without renewal or modification, you won’t need to comply until the next time the agreement changes. However, all new tenants starting in 2026 must have a refrigerator included as part of the unit.

The Key Points:

• A refrigerator is now required in all qualifying leases.
  
  

• It must be kept in good working order throughout the tenancy.
  
  

• If it breaks, it becomes a habitability issue, and you’re responsible for repairs or replacement.
  
  

This new rule shifts refrigerators from being an “amenity” to being part of the property’s essential living conditions.

How to Prepare as a Landlord

Budget for the Appliance

If your property doesn’t currently include a refrigerator, plan for that cost now. A reliable refrigerator should be factored into your 2026 capital expenditure (CapEx) budget. It’s worth investing in a quality model upfront since cheaper appliances often lead to more frequent maintenance requests and frustrated tenants.

Update Your Lease Agreements

Your standard lease should be updated to reflect the new requirement. Any lease signed, extended, or amended after January 1, 2026, must either include a clause confirming that you provide a working refrigerator or contain the approved opt-out language if the tenant brings their own.

Partnering with a qualified attorney or property management company can help ensure that your documentation meets the new legal standard and that your tenant communications remain clear.

Plan for Maintenance and Repairs

By providing the refrigerator, you also take on the responsibility for keeping it in good condition. Build relationships with at least two appliance repair vendors who can respond quickly to service calls. Consider having a backup refrigerator available if you manage multiple properties. This can help you meet habitability standards without long tenant disruptions.

Think Ahead on Replacements

It’s also smart to have a vendor or supplier plan in place for fast replacements. Supply chain delays can create compliance issues, and a temporary loss of refrigeration can quickly escalate to a tenant dispute.

When Tenants Bring Their Own Refrigerator

AB 628 still allows tenants to use their own refrigerator, but only if they choose to do so voluntarily and the lease includes specific opt-out language.

Under California Civil Code Section 1941.1(a)(11)(B), the following statement must be included in the lease:

“Under state law, the landlord is required to provide a refrigerator in good working order in your unit. By checking this box, you acknowledge that you have asked to bring your own refrigerator and that you are responsible for keeping that refrigerator in working order.”

If the tenant opts out, the law requires:

• A 30-day escape clause, allowing the tenant to notify you in writing that they no longer wish to maintain their own refrigerator. Once that notice expires, you must install a working refrigerator in the unit.
  
  

• You cannot condition tenancy on a tenant bringing their own refrigerator. It must be their choice.
  
  

• You are not responsible for maintenance or repairs on a tenant-provided appliance.
  
  

This section ensures that tenants have freedom of choice while maintaining clear boundaries for landlord obligations.

Recalled Appliances and Compliance

If a refrigerator or stove in your rental is subject to a manufacturer or public recall, you must repair or replace the appliance within 30 days of receiving notice. This applies even if the appliance is still functioning, as recalls are treated as safety and habitability concerns under Civil Code Section 1941.1(c)(1).

Having reliable vendor contacts and a documented process for handling recalls will help you stay in compliance and protect your tenants’ safety.

Why Planning Ahead Matters

While AB 628 doesn’t take effect until 2026, waiting to adjust your leases or budgets could cause unnecessary stress later. Updating your lease templates now, reviewing your vendor relationships, and budgeting for new refrigerators will ensure a smooth transition when the law goes live.

Proactive landlords will not only stay compliant but also strengthen tenant satisfaction by demonstrating care and professionalism.

FAQs

When does the requirement to provide a refrigerator go into effect, and for which leases does it apply?

AB 628 takes effect on January 1, 2026. It applies to any residential lease that is entered into, amended, or extended on or after that date. If you have an existing, unmodified long-term lease that extends past this date, the new rule won’t apply until that lease is eventually renewed or changed.

Is a refrigerator now considered a landlord responsibility for maintenance, like the heating system?

Yes. Starting in 2026, California Civil Code Section 1941.1(a)(11)(A) reclassifies a working refrigerator as a habitability requirement. If you provide the refrigerator, you are legally responsible for ensuring it remains in good working order throughout the tenancy. A failure to repair it can now be treated as a habitability issue.

Can I still ask my new tenant to bring their own refrigerator?

Yes, but only if the tenant chooses to bring their own and both parties agree in writing when the lease is signed. You cannot require it as a condition of renting. The lease must include specific opt-out language, along with a 30-day written notice clause allowing the tenant to later request a landlord-provided refrigerator.

What is the landlord's responsibility if a provided refrigerator or stove is recalled by the manufacturer?

If a refrigerator or stove you provided is recalled by the manufacturer or a public entity, you must repair or replace it within 30 days of receiving the notice. This emphasizes the need for responsive vendor relationships and an organized replacement plan.

If my tenant chooses to provide their own refrigerator, am I still responsible for fixing it if it breaks?

No. If the tenant provides their own refrigerator through the proper opt-out clause, you are not responsible for maintaining or repairing that appliance.

Conclusion

California’s AB 628 represents another step toward expanding tenant habitability protections, but it doesn’t have to create stress for landlords. With early planning, the right vendors, and updated lease agreements, compliance will be straightforward.

Advantage Property Management Services is ready to help Pleasanton landlords adapt to AB 628 and other evolving state laws. Our team provides professional guidance, efficient property maintenance, and expert lease management so your investments remain protected and profitable.

Contact Advantage Property Management Services today to review your lease compliance strategy and stay ahead of California’s 2026 requirements.

Additional Resources

A Guide for Landlords on California’s New Rental Laws in 2025

Why You Should Think Twice Before Pre-Leasing Your Rental Property

What Pleasanton Tenants Should Know When Moving Out: A Guide to Success