Steve Welty

Issue# 70

October 2025

Happy Saturday, Housing Heroes!

Governor Gavin Newsom just signed Assembly Bill 628, and starting January 1, 2026, housing providers will be required to provide a working stove and refrigerator in every newly signed, renewed, or extended lease.

Let’s break down what this means for you and your rentals.

What the Law Says

Beginning in 2026, every residential unit covered by California’s habitability laws must include:

A stove in good working order, capable of safely generating heat for cooking.
A refrigerator in good working order, capable of safely storing food.

These are now part of the state’s official list of features that make a dwelling “tenantable” joining essentials like running water, electricity, and heating.

Repairs and Recalls: What’s New

If a stove or refrigerator you’ve provided is recalled by the manufacturer or a public agency, you’ll have 30 days from receiving notice to repair or replace it.

If you don’t, the unit could be considered untenantable, which may open the door to tenant repair and deduct claims or even termination rights under Civil Code Section 1942.

The good news: most appliance recalls are rare and easy to verify through manufacturer websites or CPSC.gov - or go one step further and set up an RSS or email alert for the specific appliance model numbers in your units.

Adding a quick recall-check to your regular maintenance routine is one of the simplest ways to stay fully compliant and stress-free.

When Tenants Bring Their Own Fridge

Tenants can still choose to provide their own refrigerator, but only if both parties agree in writing at lease signing.

Here’s how it works:

The lease must clearly state that the tenant chose to bring and maintain their own fridge.
Tenants can later change their mind by giving 30 days’ written notice, and the housing provider must then provide one.
Housing providers cannot make tenant supplied appliances a condition of tenancy.

This flexibility helps both sides, tenants with newer or specialized fridges can keep them, while landlords stay compliant with state law.

Who’s Exempt

The new requirements don’t apply to:

Permanent supportive housing
Single-room occupancy (SRO) units
Residential hotels
Housing facilities with shared or communal kitchens (like assisted living)

If your property falls into one of these categories, you’re in the clear, but it’s still worth documenting that exemption in your files for clarity.

What Every Housing Provider Should Do Now

Before 2026 hits, take a few proactive steps:

Review lease templates to include the new appliance requirements.
Check all appliances for condition and recall status.
Update move-in inspection forms to include stove and fridge checks.
Communicate the changes to your tenants during renewals or updates.

If you stay ahead of it now, January will be smooth sailing.

Big Picture

This update is simple, but it’s part of a larger shift: defining habitable housing to include the essentials of daily living, not just shelter, but functionality.

California’s message is clear: every renter deserves a safe, working kitchen. And for housing providers, it’s another reminder that professionalism and preparation are your best tools for compliance and tenant satisfaction.

Have questions about this new law or need help managing your property? Reach out to the Good Life team , we’re here to help you stay informed, stay compliant, and keep your rentals running smoothly.

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