Understanding California’s New Rental Habitability Law: Assembly Bill 628 (AB 628)
As the premier property management company in Santa Clarita, California, we believe it’s essential for property owners and tenants to stay informed about changes in state law that affect rental housing. One important update which took effect January 1, 2026 is Assembly Bill 628 (AB 628), a law that expands California’s definition of what makes a rental property legally habitable.
This change will directly impact how rental properties are prepared, leased, and maintained starting in 2026.
What Is Assembly Bill 628?
Assembly Bill 628 amends California Civil Code Section 1941.1, which outlines the minimum standards required for a rental unit to be considered “tenantable,” or habitable. Historically, landlords were required to provide basics such as weatherproofing, plumbing, heating, and electrical systems. However, appliances like refrigerators and stoves were not mandatory unless specified in the lease.
AB 628 changes that standard by making certain kitchen appliances a requirement for most residential rental properties.
What the Law Requires
Beginning January 1, 2026, any new lease, lease renewal, or lease amendment entered into on or after that date must include:
- A working stove or range that allows for the safe preparation of food
- A working refrigerator capable of safely storing food
These appliances must be provided by the landlord and maintained in good working order throughout the tenancy. If a stove or refrigerator is subject to a manufacturer or government recall, the landlord must repair or replace it within 30 days.
This update formally adds these appliances to the state’s habitability requirements.
Tenant-Provided Refrigerators
AB 628 does allow limited flexibility regarding refrigerators, but only under specific conditions. A landlord and tenant may agree at the time the lease is signed that the tenant will supply their own refrigerator. However:
- The agreement must be clearly stated in the lease
- The tenant must have the option to request a landlord-provided refrigerator with at least 30 days’ written notice
- A landlord cannot require a tenant to provide their own refrigerator as a condition of renting
- The landlord is not responsible for maintenance or repair of a tenant-owned refrigerator
These provisions are designed to protect tenants while allowing some flexibility in unique situations.
Exemptions to the Law
AB 628 does not apply to all types of housing. Exemptions include:
- Permanent supportive housing
- Single-room occupancy (SRO) units with shared kitchen facilities
- Residential hotels or similar housing with communal food preparation areas
If you are unsure whether your property qualifies for an exemption, it is important to consult with a qualified property management professional or legal advisor.
What This Means for Property Owners
For many landlords, AB 628 will require changes to how rental units are marketed and prepared for new tenants. Property owners should begin planning now by:
- Budgeting for the purchase or replacement of stoves and refrigerators where needed
- Updating lease agreements and addenda to comply with the new law
- Establishing maintenance and recall-tracking procedures
- Working with a professional property management company to ensure ongoing compliance
Failing to meet habitability standards can expose owners to legal disputes, fines, and tenant claims, making proactive planning critical.
How This Impacts Santa Clarita Rentals
In Santa Clarita, where many rental homes are single-family residences, condos, and small multifamily properties, AB 628 represents a meaningful shift in landlord responsibilities. Staying ahead of this law helps protect your investment, reduce liability, and create a better experience for tenants.
As a trusted Santa Clarita property management company, we help property owners navigate changing regulations, remain compliant, and operate efficiently. If you have questions about how Assembly Bill 628 affects your rental property or would like help preparing for the 2026 changes, our team is here to help.
