For years, many California landlords treated refrigerators as optional or “courtesy” appliances. That flexibility is ending. Beginning January 2026, landlords must provide an operable refrigerator in residential rental properties.
This change affects lease language, renewal procedures, appliance purchasing decisions, and maintenance timelines. If you own or manage rental property in California, now is the time to update your documentation and policies to stay compliant and avoid disputes.
What the New Law Requires
Starting January 2026, California landlords are legally required to provide:
An operable stove
An operable refrigerator capable of keeping food at safe storage temperatures
Stoves have long been mandatory under habitability standards. Refrigerators are now joining that category. Under California Civil Code Section 1941.1, rental units must meet habitability standards, and refrigeration is being treated as an essential service rather than an optional convenience.
Failing to provide a working refrigerator could result in:
Habitability complaints
Repair-and-deduct claims
Rent withholding disputes
Potential legal exposure
This is no longer a gray area. Refrigerators can no longer be labeled as courtesy appliances in new or renewed leases.
What Happens With Existing Tenants?
Many landlords currently have tenants who supply their own refrigerators. The new law does not require you to immediately remove tenant-owned appliances during an active lease.
However, once:
A lease is renewed, or
An addendum is signed
You must offer to provide a refrigerator at your cost.
Tenants then have two options:
Accept the landlord-provided refrigerator
Sign a written opt-out agreement stating they choose to keep their own refrigerator
The opt-out agreement should clearly state:
The landlord offered to provide a refrigerator
Rent will not increase due to installation
The tenant chooses to retain their own appliance
The tenant assumes full responsibility for repairs and replacement
Mutual agreement is critical. Coercion or pressure could create compliance problems. Documentation protects both parties.
Maintenance Responsibilities and Timelines
Once a landlord provides a refrigerator, maintenance responsibility shifts entirely to the property owner.
If the refrigerator fails:
The landlord must repair or replace it
There is generally a 30-day window to address repairs, depending on part availability and manufacturer constraints
Timely response matters. Under California’s repair-and-deduct rules, tenants may take action if essential services are not restored within a reasonable time. For broader context on maintenance responsibilities, the California Department of Consumer Affairs landlord-tenant guidelines outline repair obligations in residential housing.
Preventative planning helps reduce disruption:
Maintain appliance warranty documentation
Track installation dates
Budget for lifecycle replacement
Refrigerators are now an operational expense, not a tenant convenience.
Why Refurbished Appliances May Cost More Long Term
Many landlords consider refurbished or used refrigerators to control costs. That approach now carries risk.
If a refrigerator is:
Over 10 years old
Nearing end of life
Likely to fail in the short term
Replacement may be required rather than repair.
Installing a six-year-old refurbished appliance that fails four years later could force full replacement under updated standards. In practice, purchasing new, energy-efficient units may offer better long-term financial stability.
Energy-efficient appliances may also reduce tenant utility costs. Programs listed through Energy Star provide guidance on selecting high-efficiency models.
Short-term savings often become long-term liability in regulated environments.
Understanding Courtesy Appliance Clauses
The refrigerator change makes lease clarity even more important.
A courtesy appliance clause still applies to items such as:
Dishwashers
Microwaves
Wine refrigerators
Countertop appliances
These are not required for habitability.
However, the clause must be detailed, not a single sentence buried in fine print. Strong lease language should clarify:
The appliance is provided as-is
The landlord may repair, replace, or remove it
Replacement does not have to match original brand or quality
Tenants may not discard or remove the appliance without written consent
For example, if a built-in dishwasher fails, the lease may allow replacement with a different brand or lower-cost model. Without that clarity, tenants may assume a premium replacement is required.
Clarity prevents expectation gaps.
For property owners evaluating furnished units or appliance inclusions more broadly, Should I Rent My Investment Property Furnished? explores how amenities influence rental strategy.
Lease Language: What Should Be Updated Now
Every California landlord should review leases before 2026 to ensure:
Refrigerator is no longer labeled a courtesy appliance
Opt-out language is included for tenant-owned refrigerators
Repair timelines are clearly outlined
Courtesy appliance definitions are precise
Properties marketed as furnished or partially furnished require closer attention, as the distinction between mandatory and optional appliances can affect both liability and pricing, highlighting some of the complexities of furnished versus unfurnished rental properties.
Local market expectations also matter. In high-demand regions such as coastal Southern California, appliance standards often influence tenant retention. The San Diego Home Rental Guide highlights how competitive markets shape rental presentation.
Compliance is not just legal protection. It is operational positioning.
Budgeting for 2026 and Beyond
This regulatory shift changes the math for rental property ownership.
Consider adding the following to your 2026 operating projections:
Refrigerator purchase cost per unit
Delivery and installation
Extended warranty coverage
Lifecycle replacement planning every 8 to 12 years
Maintenance reserves
For portfolio owners, bulk purchasing agreements may reduce cost per unit.
Professional property managers should also adjust:
Owner reporting templates
Maintenance protocols
Lease templates
Tenant onboarding checklists
Regulatory updates rarely happen in isolation. Staying proactive prevents reactive spending.
Risk Management and Documentation
Compliance is not just about providing a refrigerator. It is about documenting compliance.
Best practices include:
Photographing installed appliances
Recording serial numbers
Logging installation dates
Retaining signed opt-out agreements
Updating digital lease libraries
In disputes, documentation often determines outcome.
Habitability claims frequently hinge on whether a landlord acted reasonably and within statutory timeframes. Organized records demonstrate professionalism and reduce legal exposure.
Key Takeaways
Beginning January 2026, California landlords must provide an operable refrigerator
Refrigerators can no longer be treated as courtesy appliances
Lease renewals require offering a landlord-provided refrigerator
Tenants may opt out only through written agreement
Landlords are responsible for repair and replacement
Detailed courtesy appliance clauses remain essential for non-required items
Purchasing new, energy-efficient models may reduce long-term risk
Documentation and updated lease language are critical for compliance
Final Thoughts
California’s 2026 refrigerator requirement represents more than an appliance update. It signals a broader shift toward expanding habitability standards and tightening landlord responsibilities.
Property owners who adjust leases early, plan financially, and clarify appliance policies will avoid disruption. Those who delay may face preventable disputes and unexpected costs.
At Beyond Property Management, we believe regulatory awareness and proactive planning are essential to protecting both rental income and long-term asset value. In a regulatory environment that continues to evolve, staying informed is not optional. It is part of professional property management.