A New Mandatory Standard for Rental Housing in California

California has approved AB-628, a statewide law that significantly changes what every landlord must provide in order to legally rent a unit. Beginning January 1, 2026, all rental properties must include a working refrigerator and stove. This marks a notable shift for Los Angeles owners who have historically operated under a mix of local expectations and property by property practices.

For the first time, these appliances are now required under habitability standards. This creates a new compliance obligation for any operator affected by the growing Los Angeles multifamily appliance mandate.

What AB-628 Requires Starting January 2026

Under AB-628, every rental unit statewide must include:

• A working refrigerator
• A functioning stove in good condition

If both parties agree, tenants can still choose to provide their own appliances. However, any new lease signed after January 1, 2026 must include appliances supplied by the landlord.

This is a major change, since refrigerators and stoves were previously considered optional amenities rather than habitability requirements.

Why This Law Matters for Los Angeles Multifamily Owners

The new Los Angeles multifamily appliance mandate affects owners differently depending on the age, condition, and layout of their buildings. Many Los Angeles buildings already include full kitchens, but older rent controlled properties often do not. Some owners still advertise “no fridge” units or allow tenants to bring their own appliances.

Key impacts include:

Compliance Exposure
A unit without appliances will be considered legally uninhabitable, creating risk during inspections, complaints, or legal disputes.

Leasing Standards
Every new lease beginning in 2026 must include appliances furnished by the owner. Older practices common in pre war or mid century buildings will no longer be allowed.

Budgeting and Upfront Costs
Owners must prepare for new capital expenditures. Appliance durability, replacement cycles, and service obligations will all affect operating budgets.

Tenant Experience and Marketability
Compliance may improve leasing speed and reduce friction with new tenants who expect fully equipped kitchens.

Taken together, these updates create a new baseline for the Los Angeles multifamily appliance mandate, one that will reshape how owners position and maintain their units.

Conclusion

AB-628 creates a new appliance requirement for every rental unit in California, and it directly affects multifamily properties throughout Los Angeles. The law expands the definition of habitability, formalizes refrigerators and stoves as mandatory items, and changes how owners prepare units for lease.

For owners navigating the increasing complexity of the Los Angeles multifamily appliance mandate, early budgeting, clear planning, and thorough unit assessments will make the 2026 transition smoother. Reviewing your portfolio now ensures you stay compliant and avoid unexpected disruptions once the new law takes effect.