Does a Landlord Have to Provide Air Conditioning?

Understand the key rules and responsibilities that landlords must follow regarding air conditioning in rental properties.

Nichole Stohler
Last Updated
November 28, 2023
Does a Landlord Have to Provide Air Conditioning?

When the heat is on and humidity high, air conditioning can feel like a lifeline. As a tenant, you might be thinking, "Is my landlord required to provide AC?" On the flip side, landlords might be scratching their heads over whether they need to install units.

This guide is crafted precisely to dispel any confusion surrounding this matter. It's tailored for tenants wanting to understand their rights to a cool, air-conditioned space, and for landlords seeking clarity on their responsibilities. As temperatures soar and the discomfort of heat becomes a daily reality, it's important to understand the specifics about air conditioning in rental scenarios.

This article explores the ins and outs of air conditioning rules for renters and property owners. We’ll discuss what’s typically included in lease agreements, how to navigate local regulations, and both parties' maintenance responsibilities.

By the end of this guide, both tenants and landlords will have a clearer understanding of their rights and duties concerning air conditioning in rental homes.

Are landlords legally required to provide air conditioning?

Generally speaking, no — landlords are not legally required to provide air conditioning in rental units. However, requirements vary depending on the jurisdiction and local regulations.

While no federal law in the United States mandates air conditioning in rentals, some state laws do address cooling requirements. For example, Arizona and Texas have regulations requiring landlords to keep air conditioning systems up to certain standards if provided in a rental unit.

Tenants should check their state and local laws to understand the heating and cooling requirements and protections that apply to their particular rental situation.

The implied warranty of habitability, explained

An implied warranty of habitability refers to the guarantee that landlords provide tenants with a habitable living environment.

While requirements vary by jurisdiction, the implied warranty of habitability generally applies to rental properties, including those without explicit provisions for air conditioning. Some of the implied warranty of habitability expectations include:

  • Safe and sanitary conditions.
  • Structural integrity of the building.
  • Functioning water and heating systems.
  • Electricity and lighting.
  • Proper ventilation.
  • Access to emergency maintenance services.
  • Compliance with building codes.

While access to AC might not be directly named in the implied warranty of habitability, the right to a rental unit with livable temperatures can fall under several of these expectations.

Renters' rights

Access to air conditioning in rental properties is often a topic of conversation when it comes to tenant rights. Let’s explore key areas that tenants should consider to properly understand their rights regarding air conditioning in their rented homes.

Location: While most areas do not obligate landlords to provide air conditioning to their tenants, some states and cities do have cooling regulations for rentals. For instance, Oregon passed a law in 2022 preventing landlords from prohibiting tenants from installing portable AC units, such as window air conditioners.

Lease agreement: The lease agreement may also outline tenant rights for air conditioning. Tenants should review their rental agreement to confirm whether the landlord is responsible for providing and maintaining air conditioning units.

Maintenance and repairs: Even if air conditioning is not required, landlords are typically responsible for maintaining and repairing existing air conditioning units provided in the rental property. Tenants should promptly report any issues with an AC unit to the landlord or property manager.

Habitability: In some cases, tenants may argue that the lack of air conditioning makes the rental property uninhabitable, especially in regions with extremely hot weather.

Disability accommodations: Tenants with disabilities may require special accommodations due to their specific health conditions. In some cases, extreme temperatures can pose serious risks to individuals with certain medical conditions, such as respiratory issues or compromised immune systems. As a result, landlords may need to provide some type of air conditioning, such as a window unit, to accommodate tenants with disabilities.

Handling air conditioning maintenance and repair

Maintaining and repairing air conditioning systems in rental properties is a shared responsibility between landlords and tenants. Here's what each party needs to know:

Landlord responsibilities

Landlords are typically responsible for verifying that any operational air conditioning units in the property are in good working condition and free from defects. This includes regular inspections and timely repairs to keep the system operating efficiently. The costs for such maintenance and significant repairs are usually borne by the landlord, unless otherwise specified in the lease agreement.

Tenant responsibilities

Tenants should use the air conditioning system responsibly, adhering to any guidelines provided by the landlord. Maintenance responsibilities often include routine tasks like cleaning or replacing air filters and ensuring the unit is free from obstructions. While major repairs are usually the landlord’s responsibility, tenants may be accountable for minor expenses, such as filter replacements, depending on the lease terms.

Reporting and addressing issues

Tenants should promptly report any malfunctions or issues with the air conditioning system to the landlord. This communication should ideally be in writing to provide a clear record of the issue.

If the air conditioning breaks, it's the landlord's responsibility to schedule repairs within a reasonable timeframe to ensure the unit has a working air conditioning system.

Costs for repairs 

The allocation of costs for air conditioning maintenance and repairs can vary and should be outlined in the lease agreement. Local laws may also play a role in determining who is responsible for what expenses.

Tenants' options when the landlord refuses to repair the AC unit

Facing a landlord who won't fix air conditioning problems can be both frustrating and uncomfortable. However, tenants aren't without recourse. Here are some steps to consider in such scenarios:

Reporting to local public officials

Tenants may be able to report unresolved air conditioning issues to local officials, such as housing or building code enforcement agencies. They have the authority to investigate complaints, conduct inspections, and enforce compliance.

Withholding rent

In certain circumstances, tenants may consider withholding rent if the air conditioning issue significantly impacts their ability to live comfortably in the rental property. Before deciding to withhold rent, make sure to familiarize yourself with landlord-tenant laws and regulations regarding this action, as improper withholding can lead to legal consequences.

Deduct repairs from rent

Another option available in some jurisdictions is the repair and deduct approach. It involves having the repairs completed by a licensed professional and deducting the cost from future rental payments. However, tenants should follow specific legal requirements and procedures to avoid potential disputes or repercussions.

Search for alternative accommodation

If the air conditioning issue poses health or safety risks and the landlord refuses to address the problem, tenants may consider temporarily relocating to a hotel while waiting for the landlord to repair the air conditioning. It's important to document all expenses incurred during this period and communicate with the landlord about the situation.

Initiate legal proceedings

In more severe cases where all other options have been exhausted, tenants may decide to file a lawsuit against the landlord for breaching their duty to provide habitable living conditions. Consulting with a real estate attorney experienced in landlord-tenant law can guide the viability of a lawsuit and the legal remedies available.

Does a landlord have to provide AC?

An air conditioning provision in rentals isn't federally mandated but rather governed by lease specifics and regional regulations. Tenants must meticulously read lease agreements to understand the nuances of provided services and limitations concerning air conditioning. Simultaneously, an understanding of local statutes is crucial to grasp broader guidelines on access and maintenance.

Lease documents delineate the scope of air conditioning privileges, detailing available services and associated terms. However, these details find reinforcement in regional regulations, which provide a broader framework for landlord responsibilities and tenant expectations.

This pursuit isn’t merely about rights; it's a strategic move benefiting both tenants and landlords. Informed tenants can adjust expectations, while landlords can proactively manage financial and operational obligations. This mutual understanding fosters smoother negotiations, ensuring a more equitable and pleasant rental experience for everyone involved.

Does a landlord have to provide air conditioning? FAQs

Can I install my own air conditioner if my landlord refuses to provide one?

Whether you're permitted to do so depends on your lease and your landlord. Make sure to refer to both before installing a cooling system, as lease terms, state laws, and local rules can affect your options.

How often should landlords schedule professional maintenance for air conditioning units?

Landlords should schedule professional maintenance for air conditioning units at least once a year, typically before the start of the cooling season. Regular inspections help identify possible issues early on, verifying the system operates efficiently and reducing the likelihood of major repairs.

Can a landlord charge additional fees for providing air conditioning?

Yes, landlords may charge additional fees for providing air conditioning, especially when it is not included in the base rent. These fees could be in the form of a separate utility charge or an increase in the overall rent amount.

Important Note: This post is for informational and educational purposes only. It should not be taken as legal, accounting, or tax advice, nor should it be used as a substitute for such services. Always consult your own legal, accounting, or tax counsel before taking any action based on this information.

Nichole Stohler

Nichole co-founded Gateway Private Equity Group, with a history of investments in single-family and multi-family properties, and now a specialization in hotel real estate investments. She is also the creator of, a blog dedicated to real estate investing.

Other related articles

No items found.
Rental rundown background image
Rental rundown hero image

Whether you’re a property owner, renter, property manager, or real estate agent, gain valuable insights, advice, and updates by joining our newsletter.

Subscriber Identity

I am a

Thank you! Your submission has been received!
Oops! Something went wrong while submitting the form.