California AB 628 makes it mandatory for some housing units to have a stove and refrigerator in order to be habitable on all new, amended, renewed leases starting January 1, 2026. This is an amendment of Section 1941.1 of the California Civil Code.
"This bill would add a stove and refrigerator that are maintained in good working order and are capable of safely generating heat for cooking purposes and capable of safely storing food, respectively, to the list of characteristics required for the dwelling unit to be tenantable for leases entered into, amended, or extended on or after January 1, 2026. The bill would require a landlord to repair or replace a stove or refrigerator that is subject to recall by the manufacturer or a public entity within 30 days of receiving notice that the stove or refrigerator is subject to recall. The bill would also authorize a tenant and landlord to mutually agree when the lease is signed if the tenant chooses to provide and maintain their own refrigerator, subject to certain conditions. The bill would prohibit the application of these new requirements for certain types of dwelling units, including permanent supportive housing, as defined."
The law wouldn't apply to permanent supportive housing, single-room occupancy hotels, residential hotels, dwelling units in homes which provides communal refrigerator, stove or assisted living facilities.
The landlord would include an added monthly fee for the appliances in all new, amended and renewed leases. Some tenants whooping it up about making their landlord buy them new appliances don't realize they will be paying for those appliances. I'm sure the landlords will be including the cost of appliances, maintenance, service and installation in the rent. It'll be similar to cost to rent the appliances on their own. Rents will go up and landlords have more work to do. Tenants can opt to use their own stove, refrigerator to save money on their lease but they will have to maintain them themselves.
I'm sure security deposits will now be even higher in case tenants take the appliances when they leave or destroy them. That is the main reason why appliances weren't included in certain areas originally. As a real estate appraiser in Los Angeles with over 42 years of experience I've found most apartments without appliances are in lower income areas. Now rents will be even higher in those areas. Nice going (sarcasm). At least tenants have the option of using their own appliances to save money.
Link to bill https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB628
Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.
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