Does My California Landlord Have to Provide a Refrigerator and Stove in 2026?
You find a California apartment, but the listing says “bring your own refrigerator.” Is that still allowed in 2026? For many new or changed residential rental agreements, the landlord now has to provide both a working refrigerator and a safe stove.
AB 628 applies to rental agreements entered into, amended or extended on or after January 1, 2026. The agreement’s history matters, and some housing types are exempt. Check those points before buying an appliance or accepting an extra condition in the lease.
Situation | What to check |
|---|---|
New, amended or extended lease from January 1, 2026 | Landlord appliance duty, unless housing is exempt. |
You voluntarily supply your refrigerator | Required lease checkbox and right to give 30 days’ written notice. |
Recalled refrigerator or stove | Repair or replacement within 30 days after landlord receives recall notice. |
Ordinary breakdown | Report urgency; the recall deadline is not a general repair waiting period. |
What changed under California AB 628?
The California legislation adds appliance requirements to residential tenantability rules. A covered unit needs a refrigerator maintained in good working order that can safely store food, and a stove maintained in good working order that can safely generate heat for cooking.
The California Department of Real Estate summarizes the enacted change in its Winter 2026 bulletin. This concerns usable appliances, not simply an empty space where one could be installed.
Does the law apply to my existing lease?
Start with the dates. A new agreement signed in February 2026 fits the date trigger. An older agreement that is amended or extended after January 1, 2026 may also fit. Simply living in the apartment during 2026 is not the same thing as proving that your agreement was entered into, amended or extended during that period.
For an older tenancy, gather the original lease, renewal paperwork and later amendments. If you are on a continuing month-to-month arrangement, ask a tenant adviser to check how the statutory trigger applies to your documents. Do not assume either that every older tenancy is excluded or that the calendar alone creates a new agreement.
A useful question for the landlord is: “Please identify the agreement or amendment you say governs the appliance obligation and its effective date.” That focuses the conversation on paperwork rather than competing recollections.
Can I choose to use my own refrigerator?
Yes, but the tenant’s choice needs specific safeguards. The lease must acknowledge the landlord’s refrigerator duty and include a checkbox showing the tenant asked to supply their own refrigerator and accepts responsibility for maintaining it. The landlord cannot make supplying your own refrigerator a condition of getting the tenancy.
The agreement must also allow you to change your mind with 30 days’ written notice. At the end of that notice period, the landlord must install a refrigerator in good working order. This voluntary arrangement concerns the refrigerator; do not assume it creates an equivalent stove waiver.
Before signing, read the appliance paragraph together with any addendum. A sentence saying “tenant supplies refrigerator” does not explain whether you requested that choice or whether the required return-to-landlord option is included.
What if the refrigerator or stove is recalled?
A recalled appliance is not treated as safe for this requirement. The law requires repair or replacement within 30 days after the landlord receives notice of the recall. Record the model and serial number, save the recall notice and send it in writing.
That specific 30-day rule concerns recalls. It is not a universal promise that every ordinary breakdown can wait 30 days. If there is an immediate electrical, gas or food-storage danger, report the urgency clearly and seek appropriate safety assistance.
Which homes are exempt?
The appliance requirement excludes permanent supportive housing units, single-room occupancy units, residential hotels and dwelling units in facilities offering shared kitchen spaces. Check the actual category rather than relying on a casual description of the building.
What should I send if an appliance is missing or broken?
Your address and the relevant lease or amendment date.
A short description of the missing appliance or fault.
Dated photographs and, if applicable, model and recall details.
A request for the proposed installation or repair date.
Your available access times and a request for written confirmation.
For example: “My lease began on [date]. The refrigerator is missing/not maintaining a safe temperature. Please confirm how and when you will address the appliance requirement.” Save the request and response. Do not deduct an appliance purchase from rent or stop paying rent without checking the separate legal requirements for that remedy.
Caira by Unwildered can help compare your lease and addendum and draft a factual request. A local tenant adviser can assess enforcement options if the landlord disputes the obligation.
Sources checked October 7, 2026.
Disclaimer: This article is general information, not legal, financial, tax or medical advice.
Related reading
