Big changes are coming to California’s home tenantability laws. Landlords in California are now required to provide working refrigerators and stoves to their tenants, and are required to maintain these appliances and ensure functionality. Learn about this new law and how it might affect you as a landlord.
As of January 1, 2026, a new law has taken effect in California, changing the rental market significantly. Los Angeles and other California cities are well-known for their high cost of living and competitive rental markets. This competition has resulted in some landlords renting out properties without appliances such as refrigerators and stoves. Due to this new law, this process has become illegal as of 2026.
While it is a minor change for some landlords, others will need to spend significant amounts of money to accommodate this change. But, as a landlord, you may want to know the specific law changes before going forward to fulfill these new requirements. Here are the specific changes to these laws and what they mean.
California Law Changes:
According to these changes, as of January 2026, California landlords are required to provide working stoves and refrigerators in all rental kitchens. This change came in response to an increasing number of rental properties being advertised without the necessary appliances, with the intent of alleviating the burden on renters of purchasing their own appliances when moving into a property.
According to Assembly Bill 628:
“(a)A dwelling shall be deemed untenantable for purposes of Section 1941 if it substantially lacks any of the following affirmative standard characteristics or is a residential unit described in Section 17920.3 or 17920.10 of the Health and Safety Code:…
(10)Except as provided in subdivision (b), a stove that is maintained in good working order and capable of safely generating heat for cooking purposes. A stove that is subject to a recall by the manufacturer or a public entity is not capable of safely generating heat for cooking purposes. This paragraph shall only apply to a lease entered into, amended, or extended on or after January 1, 2026.
(11)(A)Except as provided in subdivision (b) and subparagraph (B), a refrigerator that is maintained in good working order and capable of safely storing food. A refrigerator that is subject to recall by the manufacturer or a public entity is not capable of safely storing food.”
This change was implemented due to the pressure it placed on renters, especially those of low income. Considering the median rent for cities in California is quite high, this is considered a needed change for many renters by the lawmakers who voted in favor of this law. One California lawmaker explained that this change is due to the necessity of refrigerators and stoves as a part of modern life.
Learn more: Rental Property Maintenance: The Ultimate Guide – Free eBook
What it Means for Landlords:
If you own rental properties in California, you will be required to put working refrigerators and stoves in any rental properties you own before renting them out to new tenants. Renters can still bring their owned refrigerators or stoves into a rental, but if they do not own one, you will be required to purchase one. Should a renter choose to move their own appliances into a rental, they will be responsible for their own maintenance, which would not be the case if they moved in with landlord-owned appliances.
While enforcement of these laws is up to cities, any landlord who doesn’t comply with these expectations can find themselves in trouble with the city. If you rent in LA and do not provide these appliances, a tenant can file a complaint with their city’s housing department.
Note that this bill makes allowances for specific circumstances that would not require a landlord to provide a stove or refrigerator. These allowances are as follows:
“(b)The characteristics described in paragraphs (10) and (11) of subdivision (a) shall not apply to any of the following:
(1)Permanent supportive housing, as that term is defined in paragraph (2) of subdivision (c) of Section 8698.4 of the Government Code.
(2)A single-room occupancy unit that provides living and sleeping space for the exclusive use of the occupant, including those in which occupants share food preparation facilities with occupants.
(3)A unit in a residential hotel, as that term is defined in paragraph (1) of subdivision (b) of Section 50519 of the Health and Safety Code.
(4)A dwelling unit within a housing facility that offers shared or communal kitchen spaces to its residents, including a dwelling unit within an assisted living facility.”
Learn more: The Property Manager’s Guide to Long-Term Maintenance
Final Thoughts:
This law creates major changes for landlords who weren’t previously offering refrigerators or stoves to their tenants. Keep these codes in mind, and be sure to consult a legal professional if you are unsure of the best method to implement these changes.
