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Picture this: your tenant shrugs at the old carpet but panics when the fridge dies the week their kids start school. That call is about to carry more legal weight.
Beginning January 1, 2026, California’s AB 628 will treat a working stove and refrigerator as essential parts of a habitable home, not optional perks.
For San Rafael and Marin County owners, that means nearly every new or renewed lease will be held to this higher standard. How you handle broken burners, dead fridges, and safety recalls can now affect rent collection, disputes, and even eviction cases.
Get ahead of AB 628 and make it an opportunity to streamline systems, protect your investment, and stand out in a tight rental market.
Key Takeaways
- AB 628 takes effect on January 1, 2026, and amends California Civil Code Section 1941.1.
- It applies to leases entered into, amended, or extended on or after that date.
- Covered rentals must include a working stove and a working refrigerator, both provided and maintained by the landlord.
- Serious appliance failures or unresolved recalls can support claims that a unit is legally untenantable.
- Tenants may opt in writing to provide their own refrigerator, but not the stove, and landlords cannot require this.
- Some housing with shared kitchens or specialized programs, such as certain single room occupancies, residential hotels, and permanent supportive housing, is exempt.
What AB 628 Means for Your Rental
AB 628 changes the basic checklist for what the state considers a “livable” rental home. In the past, the law focused on things like running water, working plumbing, heat, and safe wiring. Now, for covered leases, that list officially includes two everyday essentials: a working stove and a working refrigerator.
In simple terms, if you are the landlord, you must:
- Provide a stove or range that can safely be used for cooking
- Provide a refrigerator that can safely keep food cold
- Keep both appliances in good working condition
If a stove or fridge breaks and is not fixed or replaced within a reasonable time, the tenant may claim the home is not legally livable. That can open the door to rent complaints, demands for repairs, and stronger defenses if you ever need to take the tenant to court.
How the Next Lease Cycle Trigger Works
AB 628 does not hit every rental on January 1, 2026, at the same time. Instead, it kicks in at specific points in the paperwork. It applies when you:
- Sign a new lease
- Renew or extend a fixed-term lease
- Sign a written change to the lease, such as a rent increase or shift in responsibilities
For month-to-month rentals, simply letting things roll may not trigger the law, but a new agreement or significant written change usually will.
Recalls, Repairs, and Habitability Risk
AB 628 also connects safety recalls to whether a home is legally livable. If a stove or refrigerator you provide is under a manufacturer or government recall, the law can treat that appliance as unsafe until the problem is fixed.
Ignoring a recall or dragging your feet makes it easier for a tenant to claim the unit is not livable and to push for rent reductions or legal remedies.
Stay protected by tracking each appliance’s brand, model, and serial number so you can respond quickly to any recalls.
Exceptions and the Tenant Opt Out
AB 628 does not cover every type of housing. It generally does not apply to certain permanent supportive housing, some single-room occupancy (SRO) units, specified residential hotels, or properties where residents share common kitchen areas rather than having a full kitchen in their own unit.
For most standard rentals, there is a very limited option to opt out of refrigerators. Landlord and tenant can agree in writing, when the lease is signed, that the tenant will bring and care for their own fridge.
Even then, the landlord must still provide and maintain a stove, and cannot require tenants to supply a refrigerator as a condition of renting.
Practical Steps for San Rafael and Marin County Landlords
For many Marin owners, the cost of adding or upgrading appliances will be modest compared to the legal risk of noncompliance. Focus on three practical moves.
First, update your lease templates so they list which appliances you provide, who maintains them, and how tenants should report problems and recalls.
Second, build an appliance inventory that tracks stove and refrigerator details for every unit and review it at least annually.
Third, treat these appliances like core building systems, with realistic replacement budgets and high-priority service when they fail.
FAQ
Do I have to replace every old appliance before January 1, 2026?
No. AB 628 is triggered at the next lease that is entered into, amended, or extended on or after January 1, 2026. Focus first on units that are likely to turn or renew soon.
Can I give the tenant a rent discount instead of providing a stove and refrigerator?
No. For covered leases, the unit must include a working stove and refrigerator, provided and maintained by the landlord. A rent discount does not cure an untenantable condition or remove your legal duty under California habitability rules.
Does AB 628 apply to short-term or vacation rentals?
In most cases, AB 628 applies to traditional residential tenancies, so check with a local attorney before assuming it covers or exempts your short-term or vacation rentals.
Can I charge a higher rent once I upgrade appliances to meet AB 628?
You can often adjust rent at renewal or for new tenants, but any increase must still follow state and local rent control or notice rules.
Turn AB 628 Into Your Competitive Edge
AB 628 is more than just another rule to follow. It is the new baseline for what “good housing” looks like in California. When every compliant home must include safe cooking and food storage, your appliance package becomes part of your reputation, not just another expense.
Landlords who get ahead now by updating leases, documenting appliances, and treating repairs as a top priority will attract stronger tenants, reduce disputes, and protect long-term cash flow.
Suppose you want to turn compliance into a true advantage. Partner with Prandi Property Management. We help San Rafael and Marin County owners stress test their portfolios, align with AB 628, and make smart decisions about upgrades, rents, and long-term strategy.
Connect with us today and turn your next lease cycle into your successive big win!
Additional Resources
Northgate Town Square Redevelopment: How New Supply Could Shift San Rafael Rental Demand
Should You Invest in a Single-Family or Multi-Family Rental Property in San Rafael?
