Air Conditioning Cleaning Costs for Rental Properties—Market Rates for Pre-Move-In Cleaning and Negotiation Tips

When a rental property has a built-in air conditioner, many people wonder, "Who pays for the cleaning cost?" AC cleaning is a common source of disputes when moving out. This article explains the rules for cost responsibility and key points tenants should know.

Cost Responsibility for AC Cleaning—In Principle, the Landlord Pays

According to the Ministry of Land, Infrastructure, Transport and Tourism's "Guidelines on Disputes and Restoration to Original Condition," the landlord should cover the cost of internal air conditioner cleaning. This is because internal AC cleaning falls under "normal wear and tear from age and use."

However, this principle applies only when the tenant has used the AC normally. In the following cases, the tenant may be responsible for cleaning costs:

• •Never cleaning the filter, resulting in mold or odors
• •Neglecting the self-cleaning (filter cleaning) mentioned in the manual, causing significant dirt buildup on the unit
• •Smoking indoors, causing yellowing or odors inside the AC unit

In other words, if you regularly clean the filter (about once or twice a month), the landlord is likely to be responsible for internal dirt buildup.

Pre-Move-In AC Cleaning—Points to Confirm

Before moving in, it's important to check "how clean the AC unit is." If the previous tenant used it for many years, mold or dirt may have accumulated inside.

What to Check During the Viewing

• •Check the AC filter: if it's dirty, ask if it has been cleaned
• •Run the unit briefly to check for any odors
• •Check if there's a cleaning certificate or service sticker from a contractor

Can You Request Pre-Move-In Cleaning?

During the viewing or before signing the contract, you can request that the AC be cleaned before moving in. Landlords and property managers respond differently depending on the property, but the period between viewing, application, and contract signing is the best time to negotiate.

Making a request in the form of "I'll sign the contract if you agree to clean the AC" can be effective. Negotiation is especially likely to succeed with properties that have been vacant for a while and are actively recruiting tenants.

Market Rates for AC Cleaning

If you arrange your own AC cleaning service, the typical costs are as follows:

Self-cleaning-function units cost more because they are more complex to disassemble and clean. If you have multiple units, you can negotiate a bulk discount with the contractor.

Move-Out AC Cleaning Costs—How to Handle Billing

You may be charged for AC cleaning when you move out. In that case, check the following:

1. Compare with the Condition at Move-In

Check whether the AC's condition is documented in the "Move-In Inspection Checklist" or "Condition Report" you received at move-in. If the AC was already dirty at move-in, you don't need to pay for cleaning costs at move-out.

2. Check Your Lease for Special Clauses

If the lease contract explicitly states a special clause saying "tenant is responsible for AC cleaning costs at move-out," you should generally comply. However, for a special clause to be valid, it must have "a reasonable basis" and be "explicitly agreed upon."

3. Use Ministry Guidelines for Negotiation

You may create room for negotiation by pointing out that "the Ministry of Land, Infrastructure, Transport and Tourism guidelines state that internal AC cleaning is considered normal wear and tear, which the landlord should cover."

Filter Cleaning is a Tenant's Responsibility—A Habit to Prevent Trouble

Even though the landlord is responsible for cleaning the AC unit itself, filter cleaning is considered "maintenance that comes with normal use" and is the tenant's responsibility.

By making it a habit to remove and rinse the filter with water once or twice a month, you can:

• •Save up to 20–30% on electricity costs (by preventing efficiency loss from clogged filters)
• •Significantly reduce mold and odor buildup inside the unit
• •Reduce the risk of being charged for "damage" at move-out

Taking photos of the cleaned filter on your move-in date can serve as evidence if a dispute arises at move-out.

Summary—Pre-Move-In Checks and Daily Maintenance Prevent Cost Disputes

In principle, AC cleaning costs are the landlord's responsibility if you use the unit normally and clean the filter regularly.

Before moving in, always check the AC's condition and request cleaning if needed. After moving in, clean the filter regularly. At move-out, compare it with your move-in records. Following these three steps will significantly reduce cost disputes.