In Southern California, renters often face the challenge of securing basic items before moving into a rental unit. While most people are familiar with the need to pay the first month’s rent and a security deposit, there are other less-discussed items that renters may need to bring, such as refrigerators and stoves. Currently, these appliances are not considered essential by California law, and landlords are not required to provide them. However, that might soon change thanks to proposed legislation in Sacramento.
Current State of Appliance Provision in Rentals
Under California law, landlords are obligated to ensure that rental units have the basic characteristics necessary to be considered habitable, such as heating and hot water systems. However, appliances like refrigerators and stoves are classified as “amenities,” not necessities. This means that landlords are not legally required to provide them, and many pass the responsibility onto tenants to either buy or bring their own.
A 2022 Los Angeles Times analysis found that the number of renters entering into leases without refrigerators or stoves is significantly higher in California compared to other states. As a result, many renters must either purchase these appliances themselves, which can cost anywhere from $600 to $2,300, or rely on secondhand options. This adds to the already substantial upfront costs that renters face when moving into a new unit.
The Proposed Change: Assembly Bill 628
Assemblymember Tina McKinnor (D-Hawthorne), representing the 61st District covering areas like Inglewood and Marina del Rey, has introduced Assembly Bill 628 (AB 628). This bill aims to change the status of refrigerators and stoves from amenities to essential appliances that landlords must provide to tenants. If passed, AB 628 would require landlords to provide functioning refrigerators and stoves in rental units starting January 1, 2026.
The goal of this bill is to relieve some of the financial strain on renters, many of whom are already spending a significant portion of their income on rent. “We know that people are really struggling out there with the high cost of food, gas, household goods, and on top of that, lots of people spend more than half their income on rent,” said McKinnor in a statement. By mandating landlords to provide these essential appliances, McKinnor hopes to eliminate an additional financial burden for renters when moving into a new lease.
What Would This Mean for Renters and Landlords?
For renters, the passage of AB 628 would eliminate the need to purchase or rent appliances when moving into a new unit, providing financial relief. As of now, renters who move into units without refrigerators or stoves may face additional costs, especially in areas with higher rents. The average rent in Los Angeles, for example, is $2,347 per month, according to Zillow, which is significantly higher than the national average of $1,995. In wealthier areas of the city, such as Ladera Heights and Larchmont Village, rents can approach $4,000 per month, making the cost of purchasing a new refrigerator or stove even more burdensome for renters.
For landlords, the change could add to the cost of maintaining rental properties. Landlords would be responsible for purchasing, maintaining, and repairing refrigerators and stoves. This shift mirrors the existing legal requirement for landlords to maintain other essential systems like heating and hot water. While landlords may pass on the cost of providing these appliances through rent increases, they would still be required to absorb the cost of repairs or replacements, much like they do for other fixtures in a rental unit.
Potential Impact on Rental Prices
One question that has arisen is whether AB 628 would lead to an increase in rental prices. In Los Angeles, many apartments are subject to the Rent Stabilization Ordinance (RSO), which limits how much rent can be increased each year. However, units that are exempt from the RSO—such as single-family homes, affordable housing units, luxury rentals, and properties built after 1978—may see more significant rent increases as landlords adjust to the added cost of providing refrigerators and stoves.
While landlords cannot raise rents arbitrarily, they may seek to recoup the costs associated with these new requirements through rent hikes, potentially passing the expense onto tenants in the form of higher monthly rents.
What’s Next for the Bill?
Currently, AB 628 is being read and amended in the California State Assembly. If the bill successfully passes through both the Assembly and Senate, it will move to the governor’s desk for final approval, potentially becoming law by the fall of 2025. If the bill is signed into law, landlords will need to adjust to the new requirements, and renters will no longer have to worry about purchasing or renting refrigerators and stoves when moving into a new unit.
Conclusion
If passed, AB 628 could represent a significant shift in the rental market, ensuring that basic living appliances like refrigerators and stoves are available to all California renters. While this change may increase costs for landlords, it could also help ease the financial burden on renters who are already struggling to make ends meet. As the bill moves through the legislative process, both landlords and renters alike should stay informed about the potential impact it may have on the rental market.
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