AB 628 Explained: What San Diego Landlords Need to Know About California’s New Rental Law
Home / AB 628 Explained: What San Diego Landlords Need to Know About California’s New Rental Law
AB 628 Explained: What San Diego Landlords Need to Know About California’s New Rental Law
Every few months, it feels like California tweaks the rental rulebook. Sometimes it’s a minor footnote, sometimes it’s a game-changer. The newest addition, AB 628, lands somewhere in between. It doesn’t rewrite rent caps or eviction laws, but it does change what “habitable” means for San Diego landlords, and that’s worth your attention.
What AB 628 Actually Says
Signed by Governor Gavin Newsom in October 2025, Assembly Bill 628 amends California Civil Code §1941.1, expanding the list of features that make a rental unit “tenantable.”
Starting January 1, 2026, every new, amended, or extended lease must include:
- A working stove capable of cooking food.
- A working refrigerator capable of storing food.
Unless exempt, landlords must provide and maintain both appliances in good working order. Tenants can agree in writing to supply their own refrigerator, but that’s the only opt-out.
Official source:
Why It Matters
For years, landlords weren’t legally required to supply a stove or fridge. Plenty did, but many older units, especially downtown studios or beach cottages, rented without them.
AB 628 changes that.
Now, failing to provide those appliances could classify a unit as “untenantable” under the law. And that can open the door to habitability claims, rent withholding, or city enforcement actions.
In a city like San Diego, where tenant protections are already layered with AB-1482 Rent Cap and the Tenant Protection Act 2025, this update is more than cosmetic. It’s compliance-critical.
Exemptions (Because California Loves Footnotes)
Not every unit is affected. The law excludes:
- Permanent supportive housing
- Residential hotels
- Single-room-occupancy units (SROs)
- Units with shared kitchens
If your property fits one of those categories, you’re off the hook. But if you’re renting a standard apartment, condo, or single-family home, you’re in.
How This Ties Into Broader California Rental Rules
AB 628 doesn’t stand alone. It’s part of the bigger framework of California rental law 2025 updates designed to modernize habitability and tighten consistency across local markets.
- AB-1482 Rent Cap: Still limits annual rent increases (usually 5 percent + CPI).
- Tenant Protection Act 2025: Clarifies just-cause eviction standards and strengthens tenant rights.
- AB 628: Adds physical-condition requirements to what “habitable” means.
Together, these laws make compliance a layered process, financial, procedural, and physical.
That’s why San Diego property management legal compliance now goes beyond paperwork. It’s about making sure every property literally checks the boxes for habitability.
What San Diego Landlords Should Do Right Now
- Inspect your units.
Verify that each one includes a functioning stove and refrigerator. - Budget for upgrades.
If you’ve been renting without appliances, plan for installations before renewing leases in 2026. - Get agreements in writing.
If a tenant insists on bringing their own fridge, document it, signed and dated. - Update your lease templates.
Make sure they reflect who provides and maintains appliances. - Loop in your property manager.
Professional managers stay on top of new landlord rules California 2025, handle documentation, and coordinate maintenance, so you don’t find out about violations after a complaint.
What Happens If You Ignore It
Ignoring AB 628 doesn’t just mean risking a fine. A tenant could argue their unit is uninhabitable, potentially withholding rent or breaking the lease. And if your lease renews after January 1, 2026, you’ll be expected to comply automatically.
For small landlords, this is where a knowledgeable property manager earns their keep. They’ll track deadlines, coordinate appliance installations, and keep digital records in case you ever need to show proof of compliance.
How This Reflects the Bigger Shift
AB 628 is another sign that California’s housing policy is moving toward uniform quality standards. It’s less about policing luxury amenities and more about ensuring a baseline of livability across all rental units.
For landlords, that means slightly tighter margins and a bit more paperwork, but also fewer gray areas when it comes to what’s “required.” And once again, it underscores how critical staying informed has become for anyone investing or managing rentals in San Diego.
👉 Need help checking your leases for AB 628 compliance
Call (619) 866-3400 and ask for Yesenia or Billy. We can walk through what’s changing and help make sure every unit you rent meets the 2026 standard, without unnecessary cost or chaos.
Disclaimer: This article provides general information about AB 628 and related California rental laws. It is not legal or tax advice. Always consult qualified professionals, a licensed attorney, tax expert, or experienced property management company, before making compliance decisions.
Key Takeaways
- AB 628 requires working stoves and refrigerators in most California rental units by January 1, 2026.
- Applies to new, amended, or renewed leases after that date.
- Certain housing types are exempt (SROs, hotels, shared kitchens).
- Builds on broader California rental law 2025 updates for tenant protection.
- Partnering with property managers in San Diego helps ensure you stay compliant and ready for the next law change.
FAQs
Q1: When does AB 628 take effect?
A1: For leases entered into, amended, or extended on or after January 1, 2026. (Legiscan Bill Text)
Q2: What does AB 628 require?
A2: Landlords must provide and maintain a working stove and refrigerator, unless a tenant agrees in writing to supply their own fridge.
Q3: Does AB 628 change rent caps or eviction rules?
A3: No. Those remain governed by the Tenant Protection Act 2025 and AB-1482 Rent Cap law. AB 628 focuses on habitability requirements.
Q4: What are the penalties for non-compliance?
A4: If a unit lacks these appliances, it can be considered “untenantable,” potentially leading to rent disputes or code enforcement.
Q5: Who can help landlords stay compliant?
A5: Professional property managers familiar with San Diego property management legal compliance can handle documentation, inspections, and upgrades to meet new state standards.
Reviewed by Billy Colestock Co-Founder & Executive Officer, WeLease REALTOR® | DRE# 01771188: Billy Colestock brings over 20 years of experience in real estate to his leadership role at WeLease Property Management. As a licensed REALTOR® and Co-Founder of WeLease, he is a trusted voice in the San Diego real estate community and frequently leads educational sessions at the San Diego Association of REALTORS® (SDAR), covering key topics such as evictions, tenant screening, maintenance, and housing regulations. Billy is also a member of the National Association of REALTORS®, California Association of REALTORS®, and serves as President of his HOA. His depth of expertise ensures WeLease remains proactive, compliant, and highly effective in serving homeowners and investors throughout Southern California | WeLease Credentials: NARPM® Member, BBB Accredited, MLS Participant, Equal Housing Opportunity. Recognized as San Diego’s Best Property Management Company – Union-Tribune Winner (2022, 2024); Finalist (2023, 2025). DRE: 02047533
Ivana M. Janakieva is a Property Management Marketer and SEO Content Manager who turns confusing real estate jargon into practical, actionable advice. She’s the type who reads maintenance reports like morning news and can make lease agreement clauses sound (almost) fun. With years of experience writing about everything from tenant turnover and landlord-tenant laws to climate risks and curb appeal ROI, Ivana creates content for people who want straight answers about protecting and profiting from their most valuable asset, their property.
