Who Pays for Rental AC Repair and Replacement? Maintenance Tips
This guide explains cost responsibility when a rental air conditioner breaks down and the steps to contact your management company. We also provide detailed maintenance methods you can perform as a tenant, such as filter cleaning, explained by rental real estate professionals.
Rental AC Breakdown: Basic Cost Responsibility Principles
When an air conditioner that came with a rental property (equipment AC) breaks down, the landlord generally bears the cost of repair or replacement. This is based on Article 606 of the Civil Code, which stipulates that landlords have a duty to maintain rental properties in a usable and income-generating condition (maintenance obligation).
However, there are exceptions if the tenant is at fault for improper use. If the filter hasn't been cleaned for years and causes a breakdown, if the AC unit is dropped, or if it's modified without permission, the tenant may be responsible for costs. For more detailed information on how responsibility is determined, please also refer to .
The Difference Between Equipment AC and Left-Behind AC
It's important to distinguish between "equipment AC" and "left-behind AC."
•Equipment AC: An air conditioner provided by the landlord as part of the property fixtures. The landlord is generally responsible for repair costs.
•Left-Behind AC: An air conditioner left by the previous tenant. If transferred as a "left-behind item," repair costs typically fall to the current tenant.
Before moving in, confirm whether the AC is equipment or a left-behind item, and verify how it's documented in the property disclosure statement.
What to Do When Your AC Breaks Down
Step 1: Confirm Whether It's a Malfunction or a Settings Issue
If your AC isn't working, first check the following:
•Is the remote control battery dead?
•Is the circuit breaker tripped?
•Is the mode set incorrectly (e.g., set to cooling in winter)?
•Is the filter clogged and restricting airflow?
•Is anything blocking the outdoor unit?
If none of these issues apply, it's likely a genuine malfunction.
Step 2: Contact Your Management Company Immediately
Don't arrange repairs yourself. If you independently hire a repair service, you may not be reimbursed later. Always contact your management company (or emergency contact) to report the issue and wait for their response.
Information to provide when you call:
•AC manufacturer and model number (listed on the unit)
•Symptoms (won't turn on, not cooling, strange noise, water leaking, etc.)
•When the problem started
•Current indoor and outdoor temperatures
Step 3: Wait for the Repair vs. Replacement Decision
The contractor hired by the management company will diagnose the unit and determine if repair or replacement is needed. Air conditioners over 10 years old often need replacement because parts become difficult to obtain.
What If Your AC Fails During Critical Summer or Winter?
Summer 2026 is expected to be very hot. If your AC fails during extreme heat or severe cold, there's a risk of heat stroke or hypothermia, making it a high-priority emergency. Even outside normal business hours, contact the emergency number to request immediate assistance.
If the management company's response will take several days or more, you may be able to negotiate the following:
•Provision of temporary cooling or heating equipment (spot cooler or space heater)
•Temporary coverage of hotel accommodation costs (in emergencies)
•Prorated rent reduction during repair period
These depend on the situation, but requests are more likely to be approved for emergencies in extreme seasons.
AC Maintenance You Can Perform as a Tenant
While maintenance isn't a tenant's responsibility, routine care like filter cleaning is considered part of "normal use." Failure to clean the filter could make you liable if it causes a breakdown. For detailed cleaning instructions and frequency recommendations, see AC and Filter Cleaning Guide.
Filter Cleaning (Recommended 1-2 Times Per Month)
Turn off the AC unit
Open the unit cover (front panel) and pull out the filter
Vacuum out the dust
If needed, rinse the filter under running water and let it dry completely before replacing
A clogged filter reduces energy efficiency and promotes mold growth.
Use "Fan Mode" After Using AC to Prevent Mold
After using the cooling function, the inside of the AC becomes humid, and turning it off can lead to mold growth. Switch to fan mode about 30 minutes before turning off the AC to dry the interior and prevent mold.
Professional AC Cleaning (Recommended Annually)
Professional cleaning of the internal components (fins and fan) typically costs around ¥8,000 to ¥20,000. Check with your management company whether they can arrange professional cleaning for the equipment AC. The landlord may cover the cost in some cases.
Important Notes When Installing Your Own AC at Your Own Expense
If you install your own AC in a room without one, you must get permission from your management company first. Installation work (drilling holes, electrical work) affects the building structure. Also confirm in advance what happens to the AC when you move out (whether you remove it or leave it). If you leave it behind, cost responsibility depends on whether it's treated as a left-behind item or accepted as equipment.
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