Condominiums have risen in popularity as housing options due to their convenience, flexibility, and community living. Also known as condos, these units often offer access to amenities and desirable security features. Because of their relative affordability, condos can provide equity for first-time home buyers or even serve as an investment for future rental income.
Despite the benefits, logistical challenges can arise from a condominium’s shared ownership model. One common issue is determining responsibility for HVAC maintenance in this type of ownership structure. To address this concern, some specific guidelines and checkpoints can assist in assigning HVAC upkeep. By understanding the maintenance protocol, you can ensure that the heating, cooling, and ventilation system is well taken care of and remains in excellent condition.
Condo Association (COA) Responsibilities
The condo association (COA) serves an important role in the maintenance of common areas within any condominium or complex. Also known as a homeowner’s association (HOA), the condo association oversees all shared elements among the units in a condominium. This responsibility can include components of the HVAC since the overall system is often a shared element.
Some COAs charge a membership fee that helps cover this management, and they may also provide a community manual that outlines shared elements and maintenance schedules. Review your condo association’s governing documents, bylaws, or contract to confirm how the property organization defines shared elements. Other responsibilities of the condo association include maintaining the common areas and limited common areas of the building.
Maintenance of HVAC Units in Common Areas
The condo association is responsible for any maintenance, repairs, or upkeep of any HVAC components in common areas. For example, if the unit is located in a shared hallway or utility room, the condo association schedules maintenance or upkeep for the central appliance or device. Other examples of HVAC equipment in common or public spaces include air conditioners or furnaces in fitness rooms, clubhouses, lounge areas, communal decks, swimming rooms, or main lobbies.
In addition, the condo association also handles any issues with shared ductwork in these common areas. Likewise, the COA typically handles HVAC equipment located on the building’s exterior. For example, a large outdoor condenser attached to a main part of the building like a patio or deck falls under the management of the COA instead of an individual unit owner.
Maintenance of HVAC Components in Limited Common Areas
A condo association may also handle HVAC elements located in limited common areas. A limited common area refers to a designated space outside of the condo unit that is used primarily by the condo owner. While limited common areas are not subject to heavy public foot traffic, many COAs include these areas within the association’s general management. For example, an individual unit owner may be the sole user of an assigned parking space, but the COA may manage any maintenance issue with the designated parking space or garage.
Regarding HVAC equipment, limited common components can include flues, conduits, ductwork, or pipes that are partially connected to the private unit but may also flow through multiple condos. For instance, a COA may oversee the maintenance of an interconnected pipe that flows through several backyards or the inspection and upkeep of a major HVAC appliance shared between two units.
Unit Owner Responsibilities
Many unit owners view condo living as the best of both worlds since they can occupy private spaces while enjoying the security of the condo association’s property oversight. While the COA plays a huge role in overall HVAC maintenance, individual unit owners also have responsibilities to keep their systems in great condition. These duties can include individual unit maintenance, thermostat settings, and adherence to ground rules or regulations.
Maintenance of Individual HVAC Units
Individual owners are largely responsible for the general maintenance of HVAC appliances located solely in their home units. For example, most HVAC systems require filter replacement at least once every three months. Dirty, old, or clogged filters can obstruct airflow and impair the system’s operating efficiency. Failure to change the filter can also diminish indoor air quality and eventually lead to HVAC breakdowns. Unit occupants should consult the owner’s manual and replace the filter with the correct model as needed.
Thermostat Settings
Condo owners are also responsible for their own thermostat settings. HVAC experts recommend that condo occupants strike a balance between energy savings and maximum comfort. Learning your thermostat’s efficiency settings and programming tools can help you maintain stable indoor temperatures without straining the rest of your HVAC system. In addition, it is usually the job of the occupant to contact an HVAC technician to troubleshoot any thermostat errors.
Reporting Issues
Individual unit owners who suspect major HVAC defects should contact their condo association promptly to report the issues. Signs of serious underlying problems can include loud or unusual noises, foul smells, or wildly inconsistent airflow. The management association can investigate the problem among units within the condominium and facilitate timely solutions.
Adhering to Rules and Regulations
A condo owner needs to adhere to any rules or regulations outlined in the residential contract or governing documents. Many condo associations have bylaws that establish guidelines or limitations for proper HVAC usage. For example, your condominium may place restrictions on the renovation or modification of an HVAC appliance shared between two dwellings. The management company could hold the unit owner liable if any actions, negligence, or unauthorized changes result in damage that impacts the rest of the condominium.
Property Manager Responsibilities
In addition to the condo association and the individual unit owner, a condominium may also have a property manager who supervises the day-to-day operations of a complex and addresses any issues or concerns. The responsibilities of a manager may include coordinating the initial installation of an HVAC system, scheduling emergency repairs, and helping the COA with budgeting or financial management.
Initial Installation of the HVAC System
Prior to closing the sale of the condo, the property manager or management company may oversee the initial installation of the HVAC equipment. This process can include choosing the correct model, ensuring the appropriate sizing, and maintaining compliance with local laws and building codes.
Emergency Repairs
For many condominiums, it is also the job of the property manager to coordinate emergency HVAC repairs. A property manager often has the experience to help you speak with contractors, obtain quotes, and document information on the project’s completion. Since many condo management companies like to keep a history of repairs for their property records, review your complex’s policy for help before scheduling major alterations or repairs.
Budgeting and Financial Management
Finally, the property manager may help with the condo association with annual budgeting and financial oversight. The property manager can help the organization allocate funding to cover potential expenses and keep monetary transactions for legal purposes.
Contact Us Today
Living in a condo is a popular housing model that allows you to reap the benefits of joint ownership. Whether you are a unit owner, property manager, or leader in your homeowner’s organization, the obligations for maintenance and repair can vary accordingly. But if you still have questions or need to schedule an appointment, there is no need to feel stressed. The experts are here to help.
Plumbing & Cooling Nerds provides HVAC services for homes in Naples, FL and surrounding areas. We are the leading HVAC contractors serving all of Southwest Florida. Our HVAC technicians can conduct installation, maintenance, or repairs on all air conditioners or heating units. We can help with both electric and gas systems.
In addition to heating and cooling, we also perform air duct cleaning, air quality testing, and air purification. Our technicians can complete home energy audits and help with everything from mini-splits to heat pumps.
No matter the issue, we are here to assist you. Contact Plumbing & Cooling Nerds today for all of your HVAC needs.
