Los Angeles Landlords: Refrigerator and Stove Requirements Are Now in Effect
As of January 1, 2026, updated California habitability standards under AB 628 and SB 610 are officially in force, creating new compliance requirements for Los Angeles rental property owners.
Under these laws, every residential rental unit must be equipped with a working refrigerator and stove unless properly documented otherwise. These appliances are now considered part of the minimum habitability standards that landlords are required to provide and maintain.
A rental unit in Los Angeles that does not meet these requirements may be deemed uninhabitable, exposing owners to rent withholding, lease termination, or legal disputes.
What AB 628 and SB 610 Require of Los Angeles Landlords
AB 628 and SB 610 clarify and expand California’s habitability framework by formally including kitchen appliances as essential components of a rental unit.
As of January 1, 2026, Los Angeles landlords must:
- Provide a functioning stove and refrigerator in all rental units
- Maintain these appliances in safe, working condition
- Address appliance failures and safety concerns promptly
- Ensure lease documentation aligns with current habitability standards
These requirements apply to:
- New leases
- Lease renewals
- Existing tenancies when an appliance fails or is replaced
The 30-Day Repair and Replacement Timeline Under SB 610
SB 610 establishes a clear timeline for addressing appliance issues once a landlord is notified.
When a refrigerator or stove:
- Stops functioning
- Becomes unsafe
- Is subject to a manufacturer’s safety recall
The landlord has 30 days to repair or replace the appliance.
Failure to resolve the issue within this timeframe may result in:
- Habitability claims
- Rent withholding
- Lease termination rights for tenants
- Increased legal exposure in Los Angeles housing court
Timely documentation and repair coordination are now essential parts of rental property management.
Appliance Recalls and Ongoing Compliance Responsibilities
Under AB 628, habitability is not limited to whether an appliance currently works. Safety recalls now carry compliance implications.
Los Angeles landlords are expected to:
- Maintain records of installed appliances
- Monitor manufacturer recall notices
- Take corrective action within required timelines
Even appliances that appear functional may require replacement if subject to a recall that affects tenant safety.
Tenant-Provided Refrigerators: When Proper Documentation Is Required
California law still allows tenants to supply their own refrigerator by mutual agreement, provided the arrangement is properly documented.
A valid Refrigerator Request Addendum must clearly state:
- The tenant has elected to provide their own refrigerator
- The tenant assumes responsibility for maintenance and replacement
- The landlord is not responsible for the appliance
Without this written addendum, responsibility for the refrigerator defaults to the landlord under current habitability standards.
Why Los Angeles Landlords Must Be Especially Diligent
Los Angeles enforces habitability regulations more aggressively than many other jurisdictions in California. Tenant protections, city-level enforcement, and local legal precedent increase the importance of strict compliance.
Appliance-related issues are now a common basis for:
- Habitability complaints
- Rent disputes
- Delayed or dismissed eviction actions
For self-managed and small-portfolio landlords, these risks are often underestimated.
How Lotus Property Services Supports Appliance Compliance
Lotus Property Services helps Los Angeles landlords remain compliant with evolving habitability requirements by:
- Verifying refrigerator and stove compliance in all units
- Tracking appliance condition, age, and recall status
- Updating leases and required addenda
- Coordinating timely repairs and replacements
- Documenting compliance to reduce legal risk
Our approach is designed to protect property owners while supporting lawful, well-maintained rental housing.
Frequently Asked Questions: 2026 LA Appliance Requirements
Are refrigerators and stoves required in all Los Angeles rental units?
Yes. As of January 1, 2026, AB 628 and SB 610 require that rental units include a functioning refrigerator and stove unless a tenant-provided appliance is properly documented.
Does this law apply to existing tenants?
Yes. While lease terms may vary, landlords are required to maintain habitability throughout a tenancy. If an appliance fails or is missing, the new standards apply.
How long do landlords have to replace a broken refrigerator or stove?
Landlords have 30 days from notice of the issue to repair or replace the appliance under SB 610.
What happens if a refrigerator or stove is recalled?
If an installed appliance is subject to a safety recall, landlords must take corrective action—typically replacement—within the required compliance period.
Can tenants still bring their own refrigerator?
Yes, but only if a written Refrigerator Request Addendum is signed. Without it, the landlord remains responsible.
Are landlords required to track appliance information?
While the law does not mandate a specific tracking system, maintaining records of appliance models, age, and recall status is increasingly necessary to demonstrate compliance if challenged.
What are the consequences of non-compliance?
Non-compliance may result in habitability claims, rent withholding, lease termination, legal disputes, or delays in eviction proceedings.
Staying Compliant in 2026 and Beyond
Los Angeles rental laws continue to evolve, and appliance compliance is now a core part of property management.
For landlords seeking clarity, documentation, and proactive compliance, Lotus Property Services provides support designed to reduce risk and protect rental investments.
In 2026, a properly equipped kitchen is not just a convenience—it is a legal requirement.