A clear guide to who bears the cost of air conditioner cleaning in rental apartments, the recommended frequency for filter cleaning, DIY cleaning methods, and when to hire professionals.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
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Air conditioners are essential year-round in rental apartments, providing cooling in summer and heating in winter. However, when dirt and mold accumulate inside the air conditioner, it can reduce cooling and heating efficiency, increase electricity costs, and even cause health problems. This article explains cost responsibility for AC cleaning in rentals, daily maintenance you can do yourself, and when to hire professionals.
Air conditioner cleaning costs depend on whether the work constitutes "routine maintenance" or "wear and tear / equipment failure."
Regular filter cleaning is the tenant's responsibility. According to the Ministry of Land, Infrastructure, Transport and Tourism guidelines (Guidelines for Restoration to Original Condition), "soiling and loss of function caused by neglecting to clean the air conditioner filter" is the tenant's responsibility for restoration to original condition.
If you neglect cleaning and mold develops inside, it may be considered the tenant's fault. You could be charged for internal cleaning at move-out, typically ranging from ¥15,000 to ¥30,000.
Air conditioner malfunctions (such as compressor damage or refrigerant leaks) are the landlord's responsibility, considered normal wear and tear from regular use. However, this does not apply to malfunctions caused by tenant negligence (impact damage, water damage, or misuse).
If the air conditioner already has dirt or mold inside before you move in, you can request cleaning from the landlord or management company. If you notice a smell or visible mold immediately after moving in, contact your management company right away.
Ideally, clean the filter every two to four weeks. During heavy-use periods in summer and winter, filters get dirty more quickly. As a rule of thumb, when the filter appears gray to black, it's time to clean it.
First, turn off the air conditioner and unplug it. Next, open the front panel and remove the filter. Use a vacuum to suck up dirt on the filter (working from outside to inside). If needed, rinse it with water and gently wash with neutral detergent. After rinsing, let it dry completely before reinstalling. Putting it back while still damp can cause mold.
Do not use bleach or strong acidic cleaners when washing the filter, as they can damage or warp it. Also, do not reinstall a damp filter, as this promotes mold growth. Make sure it is completely dry in a shaded area before putting it back.
For internal dirt that cannot be removed by filter cleaning alone, professional air conditioner cleaning is necessary. Consider hiring a professional if you notice any of these signs:
Professional air conditioner internal cleaning typically costs ¥8,000 to ¥15,000 per unit. Self-cleaning air conditioners have more complex internal structures and may cost ¥15,000 to ¥25,000.
First, consult your management company. When you tell them "there is dirt or mold inside the unit," they may arrange and cover the cost. Especially if the unit was dirty before you moved in, the landlord should bear the cost as a general rule.
If you hire and pay for professional cleaning yourself, it's a good idea to notify the management company beforehand. Keep receipts after the work is done so you can claim the unit was cleaned when you move out.
When choosing a contractor, it's important to verify they have specialized experience in air conditioner cleaning and offer a warranty (such as mold recurrence guarantee) after the work.
The first step in managing air conditioning in a rental is understanding the correct division of responsibility: filter cleaning is the tenant's duty, while equipment malfunctions are the landlord's responsibility. Neglecting regular filter cleaning risks being charged at move-out. On the other hand, equipment problems or pre-existing dirt can be addressed with your management company to avoid unexpected costs.
To maintain a comfortable indoor environment, make it a habit to clean filters every two to four weeks. By addressing signs of odor or mold promptly with professional cleaning, you can ensure a healthy and cost-effective rental living experience.
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