Information current as of 08/25/2026.
There is no single nationwide rule. In many US rentals, the tenant changes an accessible HVAC filter when the lease clearly assigns that routine task, while the landlord or property manager generally handles major HVAC repairs and equipment maintenance. Check the lease and applicable state or local law, and report HVAC problems promptly rather than attempting major repairs.
Check the lease first
Look for terms such as “HVAC,” “furnace filter,” “air filter,” “seasonal maintenance,” “tenant maintenance,” or “routine maintenance.” A lease may assign routine or seasonal maintenance, including ordinary filter replacement, to the tenant when the assignment is clearly stated and lawful. If the lease does not address the filter, ask the landlord or property manager in writing who supplies and replaces it before buying one or arranging service.
Routine filter replacement versus HVAC repair
Replacing a standard filter that is inside the apartment and readily accessible may be a tenant responsibility under the lease. The landlord or property manager generally remains responsible for major repairs, system failures, and maintaining landlord-supplied HVAC equipment, although the exact result depends on the property’s jurisdiction, lease, and equipment. Filter access can also vary because some filters are intended for occupants to reach, while others are accessed by building maintenance staff.
What to do if the HVAC system is not working
Report reduced airflow, leaks, unusual noise, or heating or air-conditioning failure to the landlord or property manager promptly and in writing. Keep dated copies of maintenance requests, receipts, and photographs of the filter or equipment condition. Do not attempt major repairs or hire a contractor, withhold rent, or deduct costs without checking the lease and applicable state or local law.
A practical decision guide
If the lease clearly assigns routine filter replacement to the tenant and the filter is safely accessible, the tenant may be expected to replace it as specified. If the lease assigns HVAC maintenance to the landlord, or the task involves a malfunction, mechanical repair, refrigerant, unsafe condition, or inaccessible equipment, notify the landlord or property manager. If responsibility remains unclear, request written clarification before taking action. Tenant-caused damage, misuse, or neglect may affect who bears the cost.
Sources
- Housing Opportunities Resource Guide
- Indoor AirPlus Certified Verification Requirements
- NSPIRE Standard – HVAC
- Does my landlord have to provide air conditioning or heating?
- 24 CFR § 966.4 — Lease requirements
- North Carolina General Statutes § 42-42 — Landlord to provide fit premises