Do Landlords Have to Provide a Refrigerator in California?

Yes. In California, landlords have to provide a refrigerator in most residential rental units. Assembly Bill 628 added refrigerators and stoves to the state’s habitability requirements under Civil Code Section 1941.1, and the rule took effect January 1, 2026.¹ A unit rented without a working refrigerator now fails the state’s basic habitability standard, the same category that covers running water, heat, and working locks.

The requirement applies to leases entered into, amended, or extended on or after January 1, 2026.² If your lease was signed before that date and hasn’t been renewed or modified since, the older rules technically still govern your agreement. Most tenancies turn over quickly enough that this gap is closing fast.

Which Rentals Are Covered

Standard apartments, duplexes, single-family rentals, and similar units with their own kitchens all fall under the rule. The refrigerator has to be capable of safe food storage and kept in good working order for the duration of the tenancy.¹ The same section requires a working stove.

AB 628 carves out a few specific housing types where the refrigerator rule does not apply:

Communal kitchen housing, where residents share a common kitchen rather than cooking in their own units.
Single-room occupancy (SRO) buildings, which typically rent rooms without full kitchen setups.
Hotels and other transient lodging.
Permanent supportive housing designated for formerly homeless individuals.²

If none of those describe your home, your landlord owes you a refrigerator.

Can a Landlord Make You Bring Your Own?

Only through a specific, written agreement. AB 628 allows you and your landlord to agree at the time of lease signing that you will provide and maintain your own refrigerator. The agreement has to be mutual, documented in the lease, and include language telling you that you are taking on the responsibility of keeping the appliance in working order.² A landlord cannot drop this on you after you have already moved in.

The workaround applies to refrigerators only. The law does not allow a tenant to supply their own stove under any circumstances. If a landlord insists you provide both appliances, that violates the statute no matter what the lease says.

If you do agree to bring your own, you also pay for repairs. A failed compressor, a broken seal, or a dead thermostat becomes your bill, so weigh any rent concession against the real cost of owning and maintaining the appliance.

Who Pays When It Breaks

When the landlord provides the refrigerator, the landlord keeps it running. Civil Code 1941.1 requires landlord-provided facilities to be maintained and functional, and a refrigerator that cannot hold a safe food-storage temperature fails that standard.¹ Normal wear and tear, including worn gaskets, drifting thermostats, and aging compressors, is the landlord’s problem.

The analysis flips if you caused the damage. Civil Code 1941.2 relieves the landlord of repair duties when the tenant’s own actions substantially contributed to the problem, such as damaging the appliance through misuse or neglect.³ Damage beyond ordinary wear can also be deducted from your security deposit when you move out.

One tactic landlords sometimes try does not work: using an “as-is” clause to disclaim appliance maintenance. California’s warranty of habitability is non-waivable. Any lease provision that tries to eliminate the landlord’s duty to maintain habitable conditions is void, and that now includes the refrigerator.

What To Do if the Landlord Won’t Provide or Repair One

Put the request in writing. An email or text is fine; the point is a dated record. Give the landlord a reasonable chance to respond. A refrigerator that is not cooling at all is more urgent than one running slightly warm, and the timeline should reflect that.

If the landlord ignores you or stalls, California law gives you several options:

Repair and deduct. You can hire someone to fix the refrigerator and deduct the cost from your next rent payment, so long as the repair does not exceed one month’s rent. This remedy is limited to twice in any 12-month period.⁴
Vacate the premises. If the landlord neglects repairs after reasonable notice and the condition makes the unit unlivable, you can move out and stop paying rent.⁴
File a complaint with your local housing department or code enforcement agency. In Los Angeles, for example, residents can file with the city’s housing department when a landlord refuses to provide the required appliances.
Sue for damages in small claims court for losses tied to the landlord’s refusal, such as spoiled food or the cost of eating out while the unit had no food storage.

The landlord cannot punish you for using these rights. Civil Code 1942.5 bars retaliation, including rent increases, service reductions, or eviction attempts, for 180 days after you report a habitability issue or complain to a government agency. Any waiver of these protections is void.⁵

Document the Refrigerator at Move-In

The strongest thing you can do for yourself is record the appliance’s condition on day one. Photograph the interior and exterior, note the brand, model, and serial number, and confirm it is cooling properly. If your landlord provides a move-in checklist, fill it out carefully and keep a copy.

Good documentation cuts both ways in your favor. It protects you from being blamed for pre-existing damage when you move out, and it sets a baseline that makes any future repair dispute easier to resolve. If the unit arrives without a refrigerator at all despite what the lease says, your dated record is immediate proof of the breach, and it supports every remedy above.

1
California Legislative Information. California Civil Code 1941.1
2
California Legislative Information. AB 628 (McKinnor)
3
California Legislative Information. California Civil Code 1941.2
4
California Legislative Information. California Civil Code 1942
5
California Legislative Information. California Civil Code 1942.5