New 2026 California Rental Laws Every Landlord Should Know
Two new laws could reshape California property management, here's what every landlord needs to prepare for 2026.
At Bright Path Property Management, we help landlords stay ahead of California's constant legal updates. Two new laws, AB 628 and AB 1248, take effect in 2026 and will change how rentals are equipped, advertised, and billed.
Understanding these rules early can save thousands in fines and protect your rental income.
1️⃣ AB 628 – Habitability Now Includes Fridge & Stove
What Changed?
Starting January 1, 2026, every rental unit in California must include a working refrigerator and stove/range as part of the implied warranty of habitability.
Previously optional, these appliances are now legally required, just like heat, water, and working plumbing.
Who's Affected
- All landlords renting residential units in California
- Includes single-family homes, condos, apartments, and duplexes
- Does NOT apply to commercial properties or hotels
Action Steps
- Audit all rental units to confirm presence of fridge and stove
- Purchase and install appliances before Jan 1, 2026 if missing
- Update lease language to reflect this requirement
- Budget for ongoing appliance maintenance and replacement
"If your unit doesn't have a fridge and stove, fix that now, it'll be the law by 2026."
Risk
Non-compliance could lead to tenant complaints, habitability lawsuits, rent withholding, and potential fines.
Takeaway
This isn't optional anymore. Budget for appliances now and avoid legal headaches later.
2️⃣ AB 1248 – Fee Transparency & Utility Billing Overhaul
What Changed?
AB 1248 bans hidden fees and requires full transparency in rental advertising and utility billing.
This means landlords must disclose the total monthly cost upfront, including rent, utilities, and any mandatory fees.
Who's Affected
- Landlords who advertise rentals online (Zillow, Craigslist, etc.)
- Property managers who bill back utilities to tenants
- Anyone charging "amenity fees," "service fees," or "utility recovery fees"
Action Steps
- Update all rental listings to show total monthly cost
- Itemize all mandatory fees separately in ads
- Review utility billing method, ensure compliance with new rules
- Adjust lease agreements to reflect transparent billing practices
💡"No hidden fees. No bundled utility charges. Transparency is now law."
Risk
Violations can result in fines, tenant lawsuits, and removal of listings from major rental platforms.
Takeaway
Be upfront about all costs. Transparency protects both you and your tenants.
📅 The Timeline at a Glance
| Law | Effective Date | What to Do Now |
|---|---|---|
| AB 628 | Jan 1, 2026 | Add stove + fridge to every rental |
| AB 1248 | Jan 1, 2026 | Update ads & billing for full transparency |
🧭 Why This Matters
California continues tightening rental laws to boost transparency and tenant protection.
These updates impact how landlords price, market, and manage units, especially in Southern California.
Bright Path helps you stay compliant so you can focus on income, not paperwork.
🔗 Helpful Resources
Contact Bright Path for a 2026 Lease Review
Need help updating your leases, fee disclosures, or billing systems?
Our property management team keeps you compliant across Los Angeles, Riverside, Orange, and San Bernardino Counties.