What is AB 628?
AB 628 amends Civil Code §1941.1 to add two affirmative habitability requirements for most California residential rentals: a working stove and a working refrigerator. Governor Newsom signed AB 628 on October 6, 2025; it becomes enforceable for leases entered into, amended, or extended on or after January 1, 2026.
For landlords with properties across the Inland Empire, including Rancho Cucamonga, this is a straightforward, but mandatory upgrade to your leasing standard.
When AB 628 Applies
AB 628 is triggered by contract events: any new lease, lease amendment, or extension/renewal dated on or after January 1, 2026. Pre-2026 leases that simply continue month-to-month without a formal renewal aren’t automatically pulled in (until you amend/extend).
What Landlords Must Provide
- Stove: In good working order and capable of safely generating heat for cooking.
- Refrigerator: In good working order and capable of safely storing food.
- Recall rule (30 days): If a stove or refrigerator is under manufacturer or public-entity recall, the landlord must repair or replace within 30 days after receiving notice.
- BYO-Fridge option: A tenant may opt to bring and maintain their own refrigerator if both parties agree in writing at lease signing (stove still required).
Who’s Exempt
The mandate does not apply to:
- Permanent Supportive Housing (PSH) as defined in Gov. Code §8698.4(c)(2).
- SRO/residential hotels that provide sleeping space and shared food-prep facilities.
- Units with shared/communal kitchens, including assisted-living facilities.
What Doesn’t Change
AB 628 adds to California’s habitability baseline; it doesn’t replace existing requirements (waterproofing, plumbing, heat, wiring, etc.). Those remain.
Risk if You Ignore It
Leasing a non-exempt unit post-trigger without a working stove or refrigerator can render the dwelling “untenantable” under §1941.1. Expect exposure to repair-and-deduct, rent withholding, habitability claims, and defense issues in eviction actions. The 30-day recall rule adds a clear deadline that plaintiffs’ attorneys will love.
Owner Action Plan: 12-Step Checklist (Do These Now)
- Portfolio audit: For every unit, log stove/fridge presence, make/model/serial, install date, condition, photos.
- Exemption mapping: Flag PSH/SRO/communal-kitchen units.
- Trigger calendar: Identify leases likely to renew/amend in 2026.
- Bulk sourcing: Standardize 1–2 stove models and 1–2 refrigerator models; negotiate bulk pricing.
- Delivery/Install playbook: Vendors, turnaround times, haul-away and warranty capture.
- Recall monitoring: Subscribe to CPSC/brand alerts; assign an internal owner; set 30-day SLA.
- Lease templates: Insert AB 628 compliance clause + tenant BYO-fridge addendum.
- Move-in documentation: Photos + functionality checklist signed by tenant.
- Maintenance workflow: Separate ticket category for appliance-critical with priority SLA.
- Reserves: Establish per-unit appliance replacement reserve; forecast 5–7 year cycles by asset class.
- Owner reporting: Add “Appliance Compliance” section to monthly statements.
- Marketing: Advertise “AB 628-compliant: stove & fridge included” to boost leasing velocity.
Budgeting & Reserves (Practical Numbers)
- CapEx: Acquisition + delivery + install + haul-away + initial spares (icemaker lines, anti-tip brackets).
- OpEx: Repairs, recall handling, tenant coordination time.
- Scale lever: Standardization + bulk buys shave cost; they also cut downtime when something fails.
- Pass-through or rent: Factor local rent controls and market comps; in Rancho Cucamonga, framed as “included appliances, professionally maintained,” modest premiums can be marketable if unit quality backs it up.
- Risk reserve: A small buffer for slow supply chains keeps you within the 30-day recall window.
Lease Docs & Addenda (Cut the Gray Areas)
We are not attorney’s and you should consult one first. Here are some standard verbiage you insert in your leases:
- Core clause: “Landlord shall provide and maintain a working stove and refrigerator consistent with AB 628 and Civil Code §1941.1. Appliances must not be under recall; if a recall arises, Landlord shall repair/replace within 30 days after notice.”
- BYO-Fridge addendum: Tenant acknowledges providing/maintaining their own refrigerator; landlord’s duty for the fridge is waived until tenant gives 30 days’ written notice to end BYO and have landlord supply one.
Maintenance & Recalls
- Intake: Any “fridge warm” or “stove won’t ignite” ticket = priority.
- Technician notes: Always capture serial numbers—critical for recall checks.
- Recall response: Parts backlog? Swap in a loaner or replace outright to meet the 30-day rule.
- Proof file: Work orders, photos, tenant acknowledgements, store with the lease.
Game Plan for Landlords (Q4-2025 → Q2-2026)
- Q4 2025: Audit appliances, map exemptions, pick standard models, update lease pack, line up vendors.
- Jan 1, 2026: New/renewed/amended leases must meet AB 628 (stove + refrigerator or BYO-fridge addendum).
- Q1 2026: Work through early renewals; monitor recalls; start reporting compliance rates to investors.
- Q2 2026: Re-forecast reserves; evaluate failure rates; adjust bulk order cadence.
FAQs
1) Does AB 628 hit my existing tenants today?
No. It applies to leases entered, amended, or extended on/after Jan 1, 2026. If you don’t touch the lease, you’re not auto-triggered—until the next renewal or amendment.
2) Can my tenant keep using their own fridge?
Yes—if both parties agree in writing at lease signing. The tenant maintains it. They can later give 30 days’ written notice to have you supply one. Stove remains your responsibility.
3) What happens if my appliance is recalled?
You must repair or replace within 30 days of notice (manufacturer or public-entity). Don’t miss that clock.
4) Are any units exempt?
Yes: PSH, SRO/residential hotels, and units with shared/communal kitchens (e.g., assisted living). Verify the classification before claiming exemption.
5) What if supply chains are slow?
Have a loaner stock or standard models for quick swap. The law doesn’t pause for backorders; missing the 30-day recall window invites risk.
6) Will this raise my operating costs?
Yes—expect added CapEx, maintenance, and admin. Smart standardization and bulk negotiations can offset increases, and well-equipped units often lease faster (less vacancy friction). (General market guidance; see also Governor’s summary and industry analyses.)
7) Does this apply to short-term rentals?
AB 628 targets residential leases; STHs with shared/communal kitchens or specific exempt categories may not be covered. Confirm the asset’s status against the statute before assuming exemption.
8) Where can I read the official text?
See the California Legislative Information bill page and the Governor’s press release confirming the signing and effective date.