For years, refrigerators in rental units have lived in a bit of a gray area. Some landlords provided them. Some didn’t. Some tenants showed up on move-in day with their own refrigerator, as if it were part of the furniture.
Now, California has made it official. With Assembly Bill (AB 628), the state is tightening refrigerator requirements and making them part of minimum habitability standards for many rental properties. And yes, this means real changes for Merced landlords.
Whether you’re a landlord, tenant, or real estate investor, here’s what the new fridge requirement for Merced landlords, California AB 628, and what it changes for rental homes, really means for you.
Key Takeaways
AB 628 takes effect on January 1, 2026, and updates California rental laws.
- The law requires many landlords to provide and maintain a working refrigerator in covered dwelling units.
- It applies to leases entered into and renewed residential leases after the effective date.
- Tenants may bring their own refrigerator, but specific written consent rules apply.
- Landlords must repair or replace malfunctioning or recalled appliances within strict timelines.
What Is AB 628 and Why Does It Matter?
AB 628 is a new law amending the California Civil Code to clarify that certain essential appliances, including a working stove and refrigerator, are part of a habitable dwelling unit.
The goal is simple: improve basic living conditions by ensuring homes are capable of:
- Safely generating heat for cooking
- Generating heat for cooking purposes
- Safely storing food
- Providing safe food storage
Under this update to state law, landlords must ensure these appliances are maintained in good working order, just like hot water systems, exterior walls, and other appropriate fixtures already required under minimum habitability standards.
When Does the Law Apply?
The effective date is January 1, 2026.
That means:
- It applies to leases entered on or after January 1, 2026
- It applies to renewed residential leases, including month-to-month tenancies that renew after that date
If a lease renews after January 1, 2026, the new law applies. Planning ahead is critical for property owners and property managers.
What the Law Requires: Refrigerator Standards and Timelines
A Refrigerator in Working Condition
Under AB 628, when a refrigerator provided by the landlord is included in a dwelling unit, it must be:
- Capable of safely storing perishable food
- Capable of safely generating and maintaining cold temperatures
- Maintained in good working condition
This means it must meet the requirements of the applicable Civil Code section governing landlord obligations.
Maintenance Responsibility
When the refrigerator is landlord-supplied, the landlord responsible for maintenance must:
- Repair or replace malfunctioning appliances
- Address recalled appliances
- Respond promptly after receiving notice
If a unit fails and cannot be repaired, the landlord must repair or replace it within a reasonable time.
For manufacturer recall situations involving recalled appliances:
- Landlords must repair or replace within 30 days of receiving notice.
Documentation, written notice tracking, and clear repair logs are essential to stay compliant.
A Practical Solution: Simple, Standardized Refrigerators
We’re taking a proactive approach to this new law.
We’re offering apartment-sized refrigerators without water or ice dispensers to keep things as simple as possible. Through careful research, we’ve evaluated what inventory is available and identified units that are:
- Low maintenance
- Easy to install
- A standard fit in most rental units
- Cost-effective for property owners
- Designed to achieve energy savings
By choosing straightforward, apartment-sized models without water lines or ice makers, we reduce the risk of leaks, eliminate plumbing complications, and minimize long-term service calls. That helps property owners control maintenance costs while still meeting refrigerator requirements under AB 628.
This approach also speeds up replacements, keeps vendor relationships streamlined, and ensures consistent installation across rental properties.
Who the Law Applies To
AB 628 broadly applies to:
- California landlords
- Property owners
- Property managers
- Most rental properties
However, certain housing types may be exempt, including:
- Permanent supportive housing
- Some single room occupancy units
- Residential hotels
- Shared or communal kitchens
- Certain housing facilities operated by a public entity
- Properties receiving program assistance or other program assistance
Because exemptions vary, we recommend consulting a qualified attorney to confirm how the law applies to your specific dwelling unit.
Can Tenants Bring Their Own Refrigerator?
Yes. A tenant may choose to bring their own refrigerator, but the process must follow strict guidelines.
Voluntary Opt-Out
The tenant providing their own appliances must voluntarily agree in writing at lease signing. The lease must include language substantially in the following form stating that:
- The tenant chooses to provide their own refrigerator
- The landlord will not be responsible for the maintenance of the tenant-provided appliance
30-Day Retraction
Even after signing, tenants have 30 days to change their mind by giving written notice. Once that notice is received, the landlord must provide a working refrigerator.
This protects tenants while still allowing flexibility.
Recalled Appliances: A Compliance Priority
AB 628 includes specific guidance for recalled appliances.
If a stove or refrigerator is subject to a manufacturer's recall:
- The landlord must repair or replace it within 30 days
- Landlords should actively monitor recall notices
- All corrective actions should be documented
Tracking recall status becomes part of professional property management moving forward.
Budgeting, Energy Savings, and Planning Ahead
Providing essential appliances comes with cost considerations.
Property owners should:
- Estimate per-unit appliance costs
- Plan phased replacements
- Build appliance reserves
- Consider models designed to achieve energy savings
Choosing energy-efficient units not only supports energy savings goals but also reduces tenant complaints about high utility bills.
While some landlords worry about potential rent increases, proactive budgeting minimizes financial disruption.
Benefits and Challenges of AB 628
Benefits
- Improves safe food storage standards
- Strengthens minimum habitability standards
- Reduces disputes over whether a stove or refrigerator must be provided
- Enhances living and sleeping space quality
Challenges
- Added capital expenses
- More maintenance oversight
- Increased documentation requirements
- Clearer landlord obligations under California rental laws
The key is preparation and systems.
Frequently Asked Questions About AB 628
1. Does the law apply to month-to-month tenancies?
Yes. Once a month-to-month tenancy renews after January 1, 2026, the law applies.
2. Are landlords required to maintain working stoves, too?
Yes. The law requires landlords to maintain working stoves and refrigerators that are capable of safely generating heat for cooking and safely storing food.
3. What if the tenant damages the appliance?
The landlord remains responsible for ensuring the dwelling unit has a working refrigerator, but the tenant may be charged for damage caused by negligence.
4. Are communal kitchens exempt?
In some cases, shared or communal kitchens in certain housing facilities may be exempt. A qualified attorney can clarify based on your housing types.
5. How does this fit into existing California rental laws?
AB 628 builds upon existing Civil Code standards requiring appropriate fixtures, hot water systems, exterior walls, and other core habitability elements.
Preparing Today for January 1, 2026
The new law clarifies that refrigerators are no longer optional in most rental units. They are part of the minimum habitability standards that define safe, compliant housing.
For Merced landlords, early planning prevents stress later.
At Rental Zebra, our property management approach focuses on helping property owners stay compliant, protect their investments, and maintain strong living conditions for tenants. From sourcing standardized, low-maintenance apartment-sized refrigerators to coordinating repair or replacement timelines and maintaining documentation, we handle the operational details so you can focus on portfolio growth.
As January 1, 2026, approaches, now is the time to review leases entered, update templates, audit appliances, and build a smart compliance strategy.
Ready to stay compliant and simplify your rental operations? Schedule a free consultation to learn how we help landlords navigate California rental laws with confidence.
