Lawmakers Push for Basic Appliance Standards in Rentals: California Rental Appliance Requirement

If you’re in the home or apartment rental business or develop multi-unit rentals, this California rental appliance requirement could be the start of something that sweeps the nation. Just in from Sacramento, CA, a state where the monthly cost of rent rivals the price of a mortgage in many parts of the country, California Assemblymember Tina McKinnor (D-Inglewood) is taking a bold, practical step toward easing financial burdens for renters. Her bill, AB 628, which passed the State Assembly with a 54-10 vote, proposes a straightforward yet impactful requirement: All new residential leases must include a working stove and refrigerator.

While it may seem like common sense, the inclusion of basic kitchen appliances in rental agreements is not universally mandated—either in California or across the United States. The ramifications of this legislation, should it pass the State Senate and become law, extend far beyond California’s borders.

A Practical Solution to an Expensive Problem

California’s housing affordability crisis is well documented. Cities like San Francisco, Los Angeles, and San Diego continue to post median monthly rents above $3,000, with renters commonly facing move-in costs exceeding $6,000. When basic appliances like refrigerators and stoves are absent, tenants—many of whom are already cost-burdened—must invest upwards of $1,000 more just to store and prepare food at home.

Requiring these appliances as a standard part of residential leases is not about upgrading lifestyles—it’s about meeting essential living standards. In many ways, it’s akin to mandating hot water or a working bathroom: tenants shouldn’t have to negotiate for basic dignity.

National Implications: A Model for Other States?

While AB 628 is specific to California, it may well set a precedent for similar measures in other states grappling with rising rents and limited housing stock. In high-cost cities across the U.S.—from New York to Seattle to Miami—the challenges facing renters are remarkably similar.

If California, a state often seen as a bellwether for progressive housing reform, successfully implements appliance standards in rentals, it could pressure other legislatures to follow suit. This kind of tenant-first policy—low-cost for landlords, high-impact for renters—has the potential to shift national discourse around what constitutes a “habitable” rental unit.

Enhancing Tenant Stability Without Heavy Regulation

Importantly, AB 628 manages to strike a delicate balance between consumer protection and landlord feasibility. Unlike rent control or eviction moratoriums, which are frequently contested, this measure doesn’t regulate pricing—it merely ensures that tenants get what most would assume to be part of a livable home.

For property owners, the cost of providing and maintaining a basic appliance package is modest and typically factored into long-term property investment strategies. Yet for tenants, that same cost can mean the difference between eating a home-cooked meal and relying on more expensive, less healthy takeout options. In the broader picture, such measures can also reduce food insecurity and help support public health goals.

A Step Toward Equity in Renting

“A working stove and a working refrigerator are not luxuries – they are a necessary part of modern life,” said Assembly Member Tina McKinnor. “By making these necessary appliances standard in rental homes, California can provide all of its residents with a safer, more affordable and more dignified place to call home.”

By codifying this standard, California isn’t just addressing a housing issue—it’s reinforcing the notion that everyone, regardless of income level, deserves access to a basic standard of living.

Looking Ahead

As AB 628 moves to the California State Senate, it will no doubt draw attention from housing advocates and policymakers nationwide. With the ongoing housing affordability crisis showing no signs of slowing, measures like this—practical, affordable, and rooted in common decency—offer a replicable path forward.

In a national environment where housing policy often feels gridlocked,  the California rental appliance inclusion requirement bill may signal a shift in priorities: From sweeping reforms to meaningful, incremental changes that meet renters where they are.

In today’s America, no one should have to choose between paying rent and storing food.

Assemblymember Tina McKinnor represents the cities and communities of Gardena, Hawthorne, Inglewood, Lawndale, Lenox, Los Angeles, Marina del Rey, Venice, West Athens, Westchester, and Westmont in Los Angeles County.

Connect with Assembly Member McKinnor on social media: @AsmTinaMcKinnor