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California’s rental landscape is undergoing major changes, and California landlords need to prepare now. Starting January 1, 2026, new rules will redefine what counts as habitable housing, reshape appliance requirements, and expand liability under the California Civil Code. With key housing bills, including AB 628, moving forward, property owners across the state, including those managing rentals in Merced, CA, must update their maintenance processes, lease templates, and compliance strategies. These updates help protect their investments and avoid costly disputes.
These updates affect new leases, existing leases, eviction limits, rent increases, security deposit handling, and fundamental expectations about what a rental unit needs to include to meet new habitability standards. For many landlords, the biggest shift is California’s new requirement for a working stove and refrigerator. This rule applies even if tenants previously chose to own their own refrigerator or bring their own appliances.
Key Takeaways
Major appliances will become mandatory; a working stove and refrigerator must be provided in every rental unit beginning in 2026.
Civil Code 1941.1 is being revised to expand habitability obligations and potential tenant remedies, including the right to withhold rent.
AB 628 introduces clearer rules on recalled appliances, required replacements, and expectations for safe, functioning major systems.
Landlords must update lease agreements and lease templates to reflect new responsibilities in both new leases and leases entered before 2026.
Strengthened enforcement, local ordinances, and expanded eviction limits increase the importance of staying compliant to avoid penalties, disputes, and non-payment scenarios.
California Rental Unit Standards Updated – What Does Habitability Mean in 2026
California’s updated habitability framework is part of a broader push to protect tenants, respond to safety concerns, and standardize what property legally must provide. Operating costs are rising, and market conditions are changing. Landlords also face new rules that provide uniform protections for residents in assisted living facilities, residential hotels, and traditional rentals. They need to understand the full scope of these changes.
For Chosen Property Management clients in Merced, these updates affect day-to-day operations, maintenance scheduling, pricing considerations, and communication with tenants.
Why Habitability Matters More Than Ever
Under current rules, tenants already have rights to request repairs, file repair and deduct claims, pursue rent withholding, or terminate a lease over habitability issues. But beginning in 2026, state lawmakers are expanding what courts recognize as “unsafe,” including:
Inadequate or missing appliances
Recalled appliances still in use
Systems that meet minimum safety requirements but fail standard functionality tests
Appliances that work intermittently or inconsistently
Failure to provide major kitchen appliances that tenants previously supplied themselves
The goal is to prevent ambiguous interpretations of the law and reduce conflicts between tenants, property managers, and landlords.
California Landlords and AB 628: Understanding the New Law
Assembly Bill 628 is among the most important key housing bills affecting rental property owners. It strengthens habitability expectations and closes loopholes that previously allowed landlords to rent units without major appliances.
What AB 628 Requires
Every rental unit must come with a functioning stove and working refrigerator.
Landlords, not tenants, hold responsibility for appliance conditions, even if tenants are willing to bring their own appliances.
Landlords must replace recalled appliances automatically, regardless of whether a repair appears possible.
Repairs must be completed within legally defined timelines to prevent extended habitability disruptions.
Documentation must be maintained, including photo documentation, purchase records, and communication logs.
For Merced landlords who have long used a model where tenants bring a stove or fridge, this will require a shift in budgeting and operating costs.
Civil Code 1941.1 and Expanded Habitability Standards
The updated Civil Code 1941.1 forms the legal backbone of California’s new habitability standards. Originally focused on basic health and safety, the updated law expands mandatory obligations.
Key Updates Affecting Landlords
Major appliances are now included in the list of essential items.
Standards apply regardless of existing leases—habitability cannot be waived by agreement.
Tenant rights expand to include stronger tenant remedies for prolonged habitability issues.
Violations may justify withhold rent actions or lease termination.
New state and local ordinances may add additional requirements above the state minimum.
Landlords must ensure their maintenance teams understand the updated inspection guidelines and timelines, especially when dealing with older units or properties with aging appliances.
Appliance Requirements for 2026: What Landlords Must Provide
This is one of the biggest statewide shifts, and it affects nearly all rental property owners.
Mandatory Appliance List
Beginning January 1, 2026, every California rental unit must include:
A working stove
A working refrigerator
Adequate electrical supply and outlets to support them
Appliances that meet current safety standards
Appliances free from recall and fully functional at move-in
What About Tenants Who Want to Bring Their Own Fridge?
California now requires landlords to provide a stove and refrigerator, even if a tenant prefers to use their own refrigerator or existing units. Tenants may use their own appliances only if the landlord still provides compliant appliances first.
“Replace Recalled Appliances” Rule
Under AB 628 and other new laws affecting rental properties, landlords must replace a recalled appliance even if:
It still works
A repair technician believes it can be fixed
The tenant requests that it be kept
This rule aims to reduce burn risks, electrocution hazards, poisoning, and fire risks associated with older or recalled equipment.
How Existing Leases and New Leases Are Affected
Whether you manage a duplex in Merced or oversee multiple rentals across the region, these new laws apply to both lease agreements already signed and leases entered after 2026.
For Existing Leases
Habitability requirements override contract terms, meaning:
You cannot contract around appliance requirements.
A clause stating “tenant will provide their own fridge” will no longer be enforceable.
Tenants may exercise rights like rent withholding, repair and deduct claims, or lease termination if habitability isn’t met.
For New Leases
Landlords should:
Update lease templates to reflect 2026 requirements.
Adjust rent levels or consider pricing algorithms if adding major appliances significantly affects costs.
Clarify responsibility for damages that occur through tenant misuse.
Add move-in inspection forms and photo documentation expectations.
Tenant Remedies and Enforcement: What Happens If Landlords Don’t Comply?
California is expanding enforcement mechanisms to prevent non compliance and ensure safe living environments.
Tenants may be able to:
Withhold rent legally until issues are corrected
Use repair and deduct to hire services directly
Seek security deposit refunds earlier if habitability issues justify early move-out
Request penalties for improper returning security deposits
File civil claims citing violations of California Civil Code, including 1941.1
Challenge eviction limits or non payment cases if habitability issues exist
This means landlords must act quickly when receiving repair requests—especially for appliances.
How Chosen Property Management Helps Merced Landlords Stay Compliant
Keeping up with California rental laws is challenging, especially with rapidly evolving regulations. At Chosen Property Management, our local expertise in Merced ensures your rentals stay compliant, profitable, and safe. See what our clients have to say about us!
We help property owners by:
Handling maintenance coordination and overseeing timely appliance repairs
Ensuring leases include updated legal language
Monitoring local ordinances and statewide updates
Providing accurate move-in and move-out documentation
Managing communication with tenants and preventing misunderstandings
Reducing risk of costly disputes, penalties, or legal actions
With habitability issues, the best strategy is always prevention—and we help landlords achieve exactly that.
FAQs for California Landlords Preparing for 2026
1. Do these new appliance requirements apply to all rental types?
Yes. Most units—including single-family homes, multifamily rentals, residential hotels, and some assisted living facilities—must meet the new standards unless specifically exempted.
2. What if my tenant refuses the provided appliances?
Tenants may use personal appliances, but the landlord must still supply compliant appliances first. Their refusal does not remove the landlord’s responsibility under California law.
3. How soon should landlords start updating appliances?
It’s best to begin in 2025 to avoid the annual deadline rush and supply-chain delays. Many landlords statewide, from Merced to San Diego, will be upgrading at the same time, which can slow scheduling.
Stay Ahead of California’s Changing Rental Landscape
With major habitability updates, expanded tenant protections, and strict appliance requirements taking effect on January 1 2026, California landlords must take proactive steps now. These new standards will reshape how landlords manage rental property, structure leases, set rent levels, and handle day-to-day maintenance.
Understanding the new rules and preparing early means fewer disputes, smoother operations, and better long-term value for your investment. As regulations evolve and new laws affecting rental properties continue to emerge, staying informed will be the best way to protect your assets and support your tenants.
Chosen Property Management is here to help Merced landlords stay compliant, confident, and ahead of every legislative change. Contact us today!
