Tenant vs Landlord: Who Is Responsible for AC Maintenance?

According to the Health and Safety Executive (HSE), landlords in Great Britain must arrange an annual gas safety check by a Gas Safe registered engineer for relevant gas appliances and flues they provide for tenants.

Landlords must also keep the relevant gas safety record and provide tenants with a copy of a CP12 Gas Safety Certificate.

However, air conditioning is different.

There isn’t an equivalent rule requiring every landlord in the UK to arrange an annual service for every domestic air-conditioning system.

So, what exactly are the rules for air conditioning in a rented UK property?

Is A Landlord Responsible For Air Conditioning?

There is no blanket UK requirement for landlords to arrange an annual service or inspection of every domestic air-conditioning system.

However, specific inspection, maintenance and repair requirements can apply depending on the system, property and location.

For those seeking clarification on their rental agreement, the starting point should be the tenancy agreement.

In the agreement, you can make the first important distinction between providing air conditioning and maintaining air conditioning that is already in place.

Also, landlords don’t have a legal obligation to install an air conditioner simply because a property becomes hot during summer.

But be sure to read the tenancy agreement to see whether it specifically states who is responsible for servicing, maintaining, and repairing equipment supplied with the property.

Landlords have wider obligations to keep rented properties safe and free from health hazards. GOV.UK confirms that landlords must ensure the electrical system and any electrical appliances they supply are safe.

Rental and building regulations vary across the UK. This guide focuses primarily on England, while highlighting UK-wide principles and relevant differences where necessary.

What AC Maintenance Is Usually The Tenant’s Responsibility?

Tenants have a general responsibility to look after a rented property in a reasonable way.

Shelter describes this as using the property in a “tenant-like manner”.

In practical terms, this means treating the property with reasonable care. It can include keeping it reasonably clean, carrying out minor maintenance and taking sensible steps to prevent avoidable damage.

Tenants aren’t normally responsible for fair wear and tear that results from normal use over time.

The exact requirements will depend on the system and the tenancy agreement.

A tenant shouldn’t dismantle an air conditioner or attempt technical refrigerant, electrical or mechanical repairs themselves.

What AC Maintenance Is Usually The Landlord’s Responsibility?

If an air-conditioning system belongs to the landlord and was supplied as part of the tenancy, the landlord is usually responsible for major repairs, depending on the tenancy agreement and the nature of the system.

That could include arranging professional attention for:

• electrical faults
• refrigerant leaks
• failed compressors
• damaged fans or motors
• faulty controls
• condensate drainage problems
• major component failures
• problems caused by normal wear and tear

The tenancy agreement may also make the landlord responsible for scheduled servicing.

This helps both landlords and tenants feel more confident about their responsibilities, especially when determining whether the system provides heating or cooling.

Even where servicing isn’t expressly required, regular professional maintenance can help protect the system, maintain its efficiency and identify developing faults before they become expensive.

What If The Air Conditioner Also Provides Heating?

Jargon Buster: Air-to-Air Heat Pump
A modern air-conditioning system that not only cools the air but can reverse its cycle to extract warmth from the outside air, efficiently heating a property during colder months.

This is where the legal position matters most.

Many modern air-conditioning systems aren’t cooling-only appliances.

In fact, a modern split air conditioner is usually an air-to-air heat pump, which means it can provide both cooling in summer and heating during colder months.

Section 11 of the Landlord and Tenant Act 1985 places repairing obligations on landlords for installations supplying space heating and hot water.

This means that, where an installed air-to-air heat pump forms part of the property’s heating system, a landlord may have stronger statutory repair obligations than they would for a separate cooling-only appliance.

A tenancy agreement can’t simply transfer a landlord’s repair obligation to the tenant where the law says they are responsible.

This is one reason it is important to establish what the system actually does, rather than treating every air conditioner as nothing more than a summer cooling appliance.

Does A Landlord Have To Provide Air Conditioning?

Generally, landlords aren’t required simply to install air conditioning because a rented home becomes warm during the summer.

However, landlords do have wider responsibilities concerning housing conditions and health hazards.

England’s Housing Health and Safety Rating System (HHSRS) recognises excess heat as a potential housing hazard. Government guidance identifies factors such as ventilation and shading when considering whether occupants can adequately manage heat.

The government’s updated 2026 guidance describes excess heat as a situation where insufficient ventilation can cause a property to become overheated, airless and stifling.

That doesn’t mean every hot rented property legally requires an air conditioner.

Other measures, such as ventilation, shading, or building improvements, may be appropriate.

However, serious overheating can become more than simply a question of comfort.

What If The Tenant Damages The Air Conditioner?

Responsibility can switch if the tenant causes the problem.

For example, a tenant could potentially be responsible for the repair or maintenance of the AC unit if they:

• deliberately damage the unit
• obstruct the system despite being told not to
• attempt an unauthorised repair and damage the equipment
• damage the remote control or other components
• repeatedly ignore simple maintenance instructions, and this causes a fault

However, normal ageing is different.

A compressor failing after years of normal operation shouldn’t automatically become the tenant’s bill merely because they happen to be living in the property when it fails.

Tenants aren’t normally liable for damage or deterioration resulting from fair wear and tear.

Who Is Responsible If The Tenant Installed The AC?

The situation changes significantly when the air-conditioning system belongs to the tenant.

If a tenant has purchased and installed their own portable air conditioner, they’re normally responsible for maintaining and repairing it.

A permanently installed split system is more complicated.

Tenants shouldn’t normally make alterations such as drilling through external walls or installing outdoor AC units without the landlord’s permission.

The agreement between the landlord and tenant should therefore establish:

• whether installation is allowed
• who owns the system
• who maintains it
• who pays for repairs
• whether it must be removed when the tenancy ends
• who pays to make good any holes or alterations

Agreeing this in writing before installation can prevent a costly argument later.

Does Air Conditioning Need An Annual Service By Law?

Not every domestic air conditioner has a legal requirement for an annual service.

However, professional servicing is generally recommended to keep a system operating efficiently and identify issues such as blocked filters, drainage problems or refrigerant leaks.

Some systems also fall under specific legal requirements.

For example, air-conditioning systems in England and Wales with an effective rated output of more than 12kW must undergo an air-conditioning energy inspection at intervals not exceeding five years.

The person who controls the operation of the system is responsible.

But this requirement is much more likely to affect larger homes, commercial buildings or buildings containing multiple AC units than a single domestic split system.

What About Refrigerant Leak Checks?

Some air-conditioning systems containing fluorinated greenhouse gases, or F-gases, also have mandatory leak-checking requirements.

The rules depend on the type and amount of refrigerant contained within the equipment.

For many systems containing at least 5 tonnes of CO2 equivalent, mandatory leak checks apply, although exemptions exist for certain equipment.

These rules are particularly relevant to larger systems and older refrigerants such as R410A.

A qualified air-conditioning engineer can determine whether a particular system is subject to mandatory leak checks.

Should Tenants Arrange Their Own AC Repairs?

An Engineer’s View

Regular professional servicing does more than just keep your air conditioning blowing cold; it ensures the refrigerant levels are safe and the electrical components aren’t posing a fire risk. Tenants should absolutely keep filters clean, but any internal maintenance must be left to a qualified professional.

– Rhys Powell, Engineer

Usually, no.

If the air conditioner belongs to the landlord, the tenant should report the problem rather than appoint an engineer independently.

Tenants should report faults or required repairs to their landlord promptly.

Reporting a problem in writing is sensible because it creates a record of:

• when the fault started
• what symptoms were reported
• when the landlord was informed
• what action was subsequently taken

Tenants should also avoid carrying out their own refrigerant or electrical work.

Air conditioners contain electrical components and, depending on the model, refrigerants that require specialist handling.

Can A Landlord Charge A Tenant For AC Servicing?

Possibly, but it depends on the tenancy agreement and the nature of the charge.

A landlord shouldn’t simply transfer a legal repair responsibility to a tenant through an unfair contractual term.

Shelter confirms that a tenancy agreement cannot make a tenant responsible for repairs that the landlord is legally required to carry out.

For ordinary routine maintenance that isn’t covered by a statutory landlord obligation, the tenancy agreement becomes especially important.

Both landlords and tenants should therefore understand the maintenance arrangements before the tenancy begins.

Looking After Your Air Conditioning

Whether you’re a homeowner or landlord, properly maintaining an air-conditioning system helps it run efficiently and reduces the risk of unexpected breakdowns.

Modern air-conditioning systems can also provide highly efficient heating and cooling, making them increasingly useful year-round.

If your existing system is struggling or you’re considering installing air conditioning in your property, take the WarmZilla air-conditioning survey to compare your options and find a system suited to your home.

Frequently Asked Questions

Is A Tenant Responsible For Cleaning Air-Con Filters?

Tenants may reasonably be expected to do simple maintenance, such as cleaning easily accessible filters, where the manufacturer’s instructions and tenancy agreement require it. Leave technical servicing to a professional.

Does A Landlord Have To Fix Broken Air Conditioning?

If the landlord supplied the system, they are usually responsible for major repairs unless the tenant caused the damage. The legal position can be stronger where the system also provides the property’s heating.

Can A Tenant Service An Air Conditioner Themselves?

Tenants can carry out basic tasks such as cleaning accessible filters where appropriate. A suitably qualified air-conditioning professional should perform refrigerant, electrical, and internal mechanical work.