California’s New Law Mandating Basic Appliances in Rentals (AB 628): A Practical Guide for LA & OC

Written By Prime Vantage .

Beginning January 1, 2026, California will require most residential rentals to include a working stove and a working refrigerator as part of the state’s habitability standards. Governor Newsom signed AB 628 (McKinnor) into law in October 2025, amending Civil Code §1941.1 so these appliances are no longer “amenities”—they’re essential for a unit to be legally tenantable.

Who is covered (and who isn’t)?

Covered: Most rental housing across California, including LA City, LA County, and Orange County, for new, renewed, or amended leases beginning Jan 1, 2026.

Common exemptions:

  • Permanent supportive housing with services

  • SRO units/residential hotels and certain shared or communal-kitchen facilities (e.g., assisted living)

Timeline & leasing scenarios in LA/OC

  • Before Jan 1, 2026: The new mandate doesn’t retroactively force changes to untouched, existing leases.

  • On/after Jan 1, 2026: Any new lease, renewal, or amendment must include a landlord-provided stove and refrigerator (unless the tenant opts out of the fridge in writing).

Check your property type and when in doubt, consult your counsel for details.

Prime Vantage .
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