California’s new fridge law has landlords scrambling

L.A. Renters Won’t Haul Appliances Anymore

If you’ve ever apartment-hunted in Los Angeles, you know the shock of walking into a unit and finding an empty space where the refrigerator should be.

For decades, Southern California landlords have told renters to bring their own. That bizarre tradition ends January 1, 2026, when a new state law kicks in.

The change affects millions of renters, and the backstory explains why California was one of the last places in America where this was even legal.

Half of L.A. Listings Had No Fridge

Los Angeles and Orange County have long had the fewest rental units with refrigerators among major metro areas nationwide.

About half of apartment listings in Southern California came without one.

Renters moving from other states would tour units, see the empty kitchen, and wonder if something was wrong. Nothing was wrong.

Landlords just expected you to figure it out yourself, whether that meant buying a new fridge, hauling your old one up the stairs, or hoping the last tenant left theirs behind.

California Law Called Fridges Optional

The reason was simple: California classified refrigerators and stoves as amenities, not necessities.

State habitability laws required landlords to provide heating, plumbing, hot water, and working locks. But kitchen appliances? Those were treated like extras.

Landlords weren’t breaking any rules by skipping them. Once enough landlords stopped providing fridges, the practice became normal.

Renters adapted, and the cycle continued for decades.

An Inglewood Lawmaker Said Enough

Assemblymember Tina McKinnor represents a district that includes Inglewood and Hawthorne, where rents run $3,000 to $4,000 a month for a two-bedroom.

She found it absurd that tenants paying first and last month’s rent, sometimes $6,000 just to move in, still had to buy their own stove and refrigerator on top of that.

McKinnor introduced Assembly Bill 628 to change the law, calling these appliances basic necessities rather than luxuries.

Landlord Groups Fought the Bill

The California Rental Housing Association opposed AB 628, arguing it created another costly mandate when operating costs were already rising.

An early version of the bill would have required landlords to replace appliances every 10 years regardless of condition.

That provision was dropped after pushback over cost and waste concerns. The final version only requires that appliances be in good working order, with no age limit.

The Bill Passed With Strong Majorities

Despite opposition, AB 628 passed the Assembly 54-10 and the Senate 25-11. Governor Gavin Newsom signed it on October 6, 2025.

The law takes effect January 1, 2026, and applies to any lease signed, renewed, or amended after that date.

Existing leases won’t be affected until they come up for renewal, giving landlords time to phase in compliance.

Fridges Now Join the Habitability List

Under the new law, stoves and refrigerators join heating, plumbing, electricity, and hot water on California’s official habitability checklist.

If a rental unit lacks a working stove or fridge after January 1, 2026, it can be legally declared uninhabitable.

That’s the same status as an apartment without running water.

Tenant advocates called the change long overdue, saying appliances belong in the same category as other basic living requirements.

Recalled Appliances Must Go in 30 Days

The law adds another protection: if a stove or refrigerator is subject to a manufacturer recall, the landlord must repair or replace it within 30 days of receiving notice.

A recalled appliance automatically fails the safety standard, even if it still technically works. Landlords who ignore recall notices could face habitability complaints and code enforcement action.

Renters Can Still Bring Their Own Fridge

Tenants who prefer to use their own refrigerator can opt out of the landlord-provided one.

Both parties must agree in writing when the lease is signed, and the lease must include specific disclosure language explaining the arrangement.

If the tenant later changes their mind, they can give 30 days’ notice and the landlord must install a refrigerator.

But this flexibility only applies to fridges, not stoves.

Stoves Have No Opt-Out Option

Unlike refrigerators, the law does not allow any agreement for tenants to provide their own stove. The landlord must supply one, period.

Lawmakers drew this line because stoves involve gas lines and electrical connections that create safety concerns when tenants install their own.

The landlord takes full responsibility for the stove in every covered unit.

Some Housing Types Are Exempt

The law doesn’t apply everywhere. Permanent supportive housing for formerly homeless individuals is exempt.

So are single-room occupancy units, residential hotels, and senior living facilities with shared kitchens.

These properties often have communal cooking spaces instead of individual kitchens, so requiring appliances in every unit didn’t make sense.

Tenants Can File Complaints Starting Day One

If a landlord fails to comply after January 1, 2026, tenants can contact their city’s code enforcement office or rent board.

Los Angeles renters in single-family homes can call 888-524-2845, while those in multi-unit buildings can reach 866-557-7368.

Code enforcement will contact the landlord to enforce the state’s habitability standards.

The days of showing up to a $3,000-a-month apartment and finding an empty kitchen are finally numbered.

This article was created with AI assistance and human editing.

Read more from this brand:

• These 10 Cities Have the Biggest Rent Increases Since 2020
• Los Angeles Just Lost More Residents Than Any U.S. City – For the Fourth Year Running
• Alabama is stealing Florida’s retirees and nobody saw it coming