California's AB 628 aka Appliance Law: What Landlords Need to Know About Refrigerators

California rental laws continue to evolve, and a recent change affects one of the most common appliances found in rental housing: the refrigerator.

For years, many California landlords treated refrigerators differently than other amenities. Some lease agreements specifically stated that a refrigerator was provided as a convenience only, limiting the landlord's responsibility for repairs or replacement. Under California's new appliance law, that approach has changed for many residential rental properties.

If a landlord provides a refrigerator as part of a residential rental unit, the refrigerator is now generally considered an appliance that must be maintained in good working order. Landlords can no longer simply disclaim responsibility for repairing or replacing a provided refrigerator through lease language.

This means that when a refrigerator is included with a rental unit at move-in, the landlord is typically responsible for ensuring that it remains operational throughout the tenancy, subject to normal wear and tear and tenant-caused damage exceptions.

A malfunctioning refrigerator can significantly impact a tenant's ability to safely store food and maintain normal daily living conditions. The law recognizes that major household appliances provided by the landlord become part of the rental housing being offered to tenants.

As a result, landlords should be prepared to:

Repair malfunctioning refrigerators in a timely manner.

Replace refrigerators that cannot be reasonably repaired.

Budget for appliance maintenance and replacement costs.

Update internal maintenance procedures and lease documentation.

To remain compliant and reduce liability, landlords should consider the following best practices:

Review every rental property and document which appliances are provided with each unit. Keep records of model numbers, purchase dates, and condition.

Ensure lease agreements accurately reflect the appliances included with the rental unit. Outdated language attempting to waive responsibility for provided appliances may no longer be enforceable.

Create a clear procedure for tenants to report appliance issues and ensure maintenance requests are handled promptly.

Refrigerators have a limited lifespan. Landlords should plan for periodic replacement as part of their ongoing property maintenance budget.

Photograph and document the condition of all appliances during move-in inspections to help distinguish normal wear and tear from tenant-caused damage.

At JRealty Property Management, we stay current with California's constantly changing rental regulations so our clients don't have to. Our team helps landlords maintain compliance, coordinate repairs, manage vendors, and protect their investments while providing a quality housing experience for residents.

California's rental laws can be complex, but proactive property management helps reduce risk and avoid costly compliance issues.

If you have questions about California appliance requirements or would like professional property management assistance, contact JRealty today to learn how we can help protect your rental property investment.