As of January 1, 2026, new legislation in California will change a core part of what it means to rent a home. Until now, under state law landlords were not required to furnish a working refrigerator or stove in a rental unit. But now, Assembly Bill 628 (AB 628) will require all residential leases signed, renewed or amended on or after that date to include a unit with a working refrigerator capable of safe food storage and a working stove capable of cooking.
What this means is that, starting in 2026, if you’re leasing a property in California you’ll want to check carefully whether your unit includes these appliances—and owners, including EGL, will need to ensure units qualify under the new rule.
The law also says that if the appliance is recalled by the manufacturer the landlord must repair or replace it within 30 days of receiving notice. And while a tenant may bring their own refrigerator in some cases (with a written agreement), the stove must be provided and remains the owner’s responsibility.
Who the law applies to & key exemptions
This requirement applies to new leases, renewed leases or amended leases effective on or after Jan 1, 2026. Existing unchanged leases prior to that date may not be subject until renewal or amendment.
There are important exemptions. The law does not apply to certain housing types such as permanent supportive housing, single‐room occupancy (SRO) units, residential hotels, or structures where communal kitchens are provided instead of individual units having full kitchens. The rule is that the appliance must be individual to the rental to qualify.
For landlords, that means you’ll need to check your property type and lease timing to determine whether you must comply now, or later when the lease renews. For tenants, it means you have a clearer baseline of what should come with your rental moving forward.
What this means for landlords / owners (and how EGL is preparing)
For owners and managers of rental properties, compliance begins with recognizing that a refrigerator and stove are moving from “nice to have” to “must have”—for new leases or amended leases as of Jan 1, 2026. Here’s how EGL is preparing so you’re ready.
- Lease‐addendum updates – For units where the tenant will supply their own refrigerator with written agreement, leases will include the required language clarifying tenant responsibility. Otherwise, our standard lease will reflect that the stove and fridge are supplied and maintained by the landlord.
- Marketing & disclosures – When we list units, we’ll clearly advertise that a fridge and stove are included (or note any exception). This helps manage tenant expectations, avoid surprises, and reduce vacancy time.
- Budget planning – Because this could increase upfront cost (installing or replacing refrigerators), we’re budgeting appropriately for appliance purchase/maintenance in our 2026 capital plan to avoid surprise expenditures.
Tips for owners to stay compliant & protect their investment
- Document the appliance make, model, age and condition at move‐in (or when you upgrade). That helps in liability management and when you do turnover.
- Include clear lease language: who is responsible for maintenance? Does the tenant have to supply own fridge? What happens if the unit fails?
- Stay on top of recalls from appliance manufacturers—AB 628 requires repair/replacement within 30 days of notice.
- Even if your property is exempt now (e.g., SRO or communal kitchen), be prepared: future regulatory changes may expand scope.
- Consider the competitive benefit: renters increasingly expect these appliances. Providing them may reduce vacancy and attract higher-quality applicants.
The new law recognizing refrigerators and stoves as essential features of residential rentals in California marks a meaningful shift in rental standards. Whether you’re an owner, a manager or a tenant, clarity is coming. For EGL Properties, our goal is to make the transition seamless—so you don’t have to wonder whether your unit complies or whether the listing meets expectations. If you have a property with EGL under management (or are considering us), we’ll guide you through the lease updates and maintenance planning to ensure full compliance with AB 628 by Jan 1, 2026.
If you’d like to learn more about how the law applies to your specific building or lease, please contact your EGL property manager or our office—we’re here to make sure your property is protected and your tenants are satisfied with modern, habitable living.