As of January 1, 2026, California landlords have a new item on their compliance checklist that has nothing to do with plumbing or heating — and everything to do with the kitchen. Assembly Bill 628 now requires every rental unit in the state to include a working stove and refrigerator, placing them in the same legal category as heat and hot water.
For property owners and managers across Orange County — from Irvine and Santa Ana to Huntington Beach and Mission Viejo — this is a meaningful shift in what “habitable” actually means, and it comes with real deadlines.
What AB 628 Actually Requires
- Every residential lease entered into, amended, renewed, or extended on or after January 1, 2026, must include a stove capable of heating food and a refrigerator capable of storing it safely.
- If either appliance breaks — or is recalled — the landlord must repair or replace it within 30 days of being notified.
- The law builds on existing habitability rules that already required functioning heat and hot water systems, extending the same standard to basic cooking and food storage.
- Certain properties, like permanent supportive housing and single-room-occupancy buildings with shared kitchens, are excluded.
Why the 30-Day Clock Matters
Thirty days sounds generous until you’re staring at a dead compressor on a Friday, no parts on the shelf, and a tenant already documenting the outage. Failing to meet basic habitability standards in California can expose owners to rent withholding, repair-and-deduct claims, and other legal remedies — so a “we’ll get to it eventually” repair queue is no longer good enough for stoves and refrigerators.
Recalls Add a Second Deadline
AB 628 specifically calls out recalled appliances: if a unit’s stove or fridge is subject to a manufacturer or CPSC recall, the landlord has the same 30-day window to repair or replace it. That means property managers now need a process for checking tenant-supplied and owner-supplied appliances against the CPSC’s active recall list — not just when something breaks, but proactively.
What This Means for Property Managers in Orange County
- Audit every unit before your next lease renewal to confirm a working stove and refrigerator are in place.
- Update lease language to spell out who supplies and maintains kitchen appliances.
- Line up a repair vendor who can turn around diagnostics and parts quickly — waiting two weeks for a scheduling slot eats into your 30-day window fast.
- Budget for ongoing maintenance rather than reactive, emergency-only repairs, since recalled or failing appliances can no longer sit on a “someday” list.
How OCG Appliances Helps
For landlords and property managers in Orange County, OCG Appliances offers fast diagnostics and repair on stoves, ranges, and refrigerators — including recall verification — so you can document AB 628 compliance well inside the 30-day window. Reach out to set up a standing service arrangement for your rental portfolio.
FAQ
Does AB 628 apply to my existing leases?
Only to leases signed, renewed, amended, or extended on or after January 1, 2026. Older leases aren’t automatically covered, but any renewal after that date brings the unit into scope.
What counts as a “working” refrigerator or stove under the law?
The appliance has to actually do its job — heat food safely (stove) or keep food at a safe temperature (refrigerator). A stove that only half-works or a fridge that can’t hold a safe temperature likely wouldn’t meet the standard.
What if the tenant supplies their own stove or fridge?
The law still applies to what’s in the unit, so lease language should clarify who is responsible for maintaining, and if necessary repairing or replacing, tenant-supplied appliances.
