Big changes are on the way for rental properties in California, and you need to be ready.
According to California Legislative Information, starting January 1, 2026, Assembly Bill 628 (AB 628) says landlords must provide working refrigerators and stoves in every rental unit. This is not optional, and skipping it could lead to legal trouble and frustrated tenants.
Acting now gives you time to check your units, budget for replacements, and make upgrades without upsetting tenants. Getting ahead will keep your properties compliant, competitive, and ready for new renters in Palm Springs’ fast-moving market.
In this article, we’ll break down what AB 628 means for your rentals, show you how to audit and upgrade your units, and give practical steps to prepare your rental portfolios so they stay compliant and tenant-ready.
Key Takeaways
- Starting January 1, 2026, all new or renewed leases need a working stove and fridge, so checking this off as early as today can save you legal troubles.
- Fridges run about $800–$1,200, plus stoves. Set aside a replacement fund and fix the most urgent units first.
- Check appliances regularly and track their age. Plan on spending 1–4% of your property’s value per year on upkeep. It’ll help keep your units running and tenants happy.
Understanding AB 628 and Its Impact
AB 628 amends California Civil Code § 1941.1 by expanding the definition of a “habitable” rental unit. Under previous habitability requirements, owners had to provide heat, hot water, plumbing, and so on. With AB 628, starting Jan 1, 2026, a unit under a new or renewed lease must include two appliances: a properly working stove for cooking and a refrigerator for food storage.
What this means for landlords:
- If your lease is signed, extended, or renewed on or after Jan 1, 2026, your units must comply.
- If a stove or refrigerator is under a manufacturer's recall, it must be repaired or replaced within 30 days of notice.
- Some housing types are exempt (e.g., permanent supportive housing and residential hotels with shared kitchens).
Why this matters in Palm Springs: With rental inventory tight and demand high, compliance can position your properties competitively. On the flip side, non‑compliance could expose you to legal risk, tenant claims, or even habitability disputes.
A. Conduct a Comprehensive Property Audit
Before you replace stoves or fridges, you need to know what’s in your units. A property audit and compliance inspection is the first step to prepare your rental portfolios for AB 628. The goal is simple: figure out what works, what needs a repair, and what needs replacing.
Start with a walk-through. Make sure every stove and fridge actually works. Look at the condition. Anything broken, old, or unsafe goes on your list. Check the age and any warranties. Older appliances fail more often.
Don’t forget recalls. A flagged appliance can become a problem fast. Write down the details—model, serial number, install date, condition. Keep this info handy.
Focus first on units with leases renewing soon. Those are the ones that need attention first.
Watch for:
- Broken, outdated, or unsafe appliances
- Missing or incomplete records
- Leases renewing after January 1, 2026
- Recalled appliances
- Past tenant complaints
Key Points: A good audit gives you a clear picture. You’ll know what to fix, what to replace, and how to budget. It makes the next steps much easier.
B. Budgeting for Appliance Upgrades
Once you know what needs replacing, it’s time to deal with the money side. You don’t need spreadsheets and reports. You just need a plan so you’re not scrambling later.
Figure Out Costs
Look at each unit. As per Home Advisor, a fridge usually runs $800 to $12,000. Stoves can be cheaper, but some need extra work on gas or electricity. Think about energy-efficient models. They last longer, and tenants won’t complain about high bills.
Start with the Urgent Units
Check which leases are renewing soon. Those units get first priority. If you have multiple rentals, spread replacements over time. It keeps costs manageable and makes work less hectic.
Keep a Backup Fund
Stuff breaks. Appliances fail or get recalled. Keep a small emergency fund ready. It’s easier than scrambling at the last minute.
Keep It Simple
Budgeting doesn’t have to be complicated. Know what’s coming, make a plan, and stick to it. Doing this helps you prepare your rental portfolios and get ahead of AB 628.
C. Scheduling and Coordinating Repairs
Once you know what needs fixing or replacing, it’s time to get it done. Timing matters. You want repairs finished before leases renew and without bothering tenants.
Start with a simple schedule. Decide which units go first based on urgency and lease dates. If you can, group work in the same building or area. It saves time and keeps costs down.
Talk to your tenants. Let them know when work will happen and what to expect. Even a short heads-up or security deposit guidance makes a difference.
A few tips to keep it simple:
- Do repairs before lease renewals.
- Batch work for multiple units when possible.
- Track what was done, when, and any warranties.
Good coordination keeps tenants happy, makes the process smoother, and helps you prepare your rental portfolios for AB 628 without stress.
D. Updating Lease Agreements and Policies
Your units are upgraded, the appliances are in place, and now it’s time to make sure your leases and policies match what’s really happening. If the lease doesn’t reflect the changes, you risk confusion, disputes, and compliance problems.
Add Appliance Requirements
Make it clear in any lease renewed or signed after January 1, 2026, that the unit includes a working stove and refrigerator. That’s the new baseline for habitability under AB 628.
Tenant‑Provided Appliances
If you allow a tenant to bring their own fridge or stove, clarify who handles maintenance and how the tenant can switch out the appliance later if needed.
Repairs and Recalls
Include language about how repairs or recalls will be handled. For example, you’ll replace or repair recalled appliances promptly, and you’ll keep records of when and what was fixed.
Communication and Documentation
According to a 2025 survey, 60 % of property managers say compliance and documentation have become their biggest workload. Inform tenants of the lease changes and keep signed addenda with each unit’s files. It’s one of those simple things that can save you a lot of trouble later.
E. Long‑Term Maintenance Strategies
Keeping your units in shape isn’t a one-time thing. Planning ahead so breakdowns don’t catch you off guard is a way to prepare your rental portfolios. Fixing problems before they get worse saves time, money, and headaches. According to one 2024 study, maintenance costs for rental properties typically range from 1% to 4% of the property’s value per year.
Here’s what to focus on:
- Regular inspections – Check appliances, plumbing, HVAC, stoves, and fridges before leases renew.
- Track age and condition – Know how old each appliance is and when the warranty ends. Older units fail more often.
- Set aside a replacement fund – Don’t wait for something to break. Plan to replace units every 10–15 years or when they start showing wear.
- Show tenants how to care for appliances – Simple instructions can prevent damage.
- Work with reliable vendors – Keep contractors you trust. The faster a repair is done, the smaller the problem.
- Watch efficiency and costs – High utility bills or frequent repairs can eat into profits.
Planning for the long term keeps units in good shape, helps you stay compliant with AB 628, and keeps tenants happy. A little effort now prevents big problems later.
FAQs about California AB 628 Preparations
Are there any lease retroactive requirements under Assembly Bill 628 for existing tenants whose lease doesn’t renew by January 1, 2026?
No, the rule kicks in only when a lease is signed, renewed, or amended on or after January 1, 2026. Leases that simply continue without change generally stay under the old habitability standards.
Can a landlord charge higher rent because of the cost to comply with AB 628?
AB 628 itself doesn’t explicitly permit higher rent just because of stove or fridge costs. Rent increases must still follow state/local rent‑control and notice laws.
Do the new rules apply to month-to-month tenants who haven’t signed a new lease yet?
Yes, for month‑to‑month tenancies where the lease is renewed or amended (even via extension) on or after Jan 1, 2026, the rule applies. If the term simply continues without a formal renewal or amendment, it may be exempt until a change is made.
Act Early to Turn Compliance Into a Competitive Edge!
At Coachella Valley Property Management, we help Palm Springs landlords tackle complex rules like AB 628 while keeping their rentals efficient, safe, and attractive to tenants. Preparing your rental portfolios doesn’t have to feel overwhelming.
Here’s how we add real value:
- Maintenance services tailored to appliance inspection, upgrades, and replacements
- Lease review and updates to ensure compliance with state law
- Documentation and recordkeeping for appliance logs, serial numbers, and installation dates
- Access to a trusted local vendor network for fast, cost‑effective repairs
- Risk mitigation by staying ahead of compliance, avoiding habitability claims, or legal issues
The time to move is now! With AB 628 taking effect January 1, 2026, getting your units ready early gives you a competitive edge. Secure your advantage now and let us help you protect your investment, streamline compliance, and boost energy efficiency!
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