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Rentals, multi-unit buildings and short-term rentals
AC and Heating Repair for LA Landlords and Property Managers
About two out of three households in the City of Los Angeles rent. That means most AC calls start with a tenant and end with an owner who is not on site. We make the middle part simple: we deal with the tenant, show you what is wrong, and wait for your approval.
- Tenant access coordinated directly, with updates sent to you
- Photo or video report and written estimate before any work
- Invoices with make, model and work done for your records
How a rental call works
- Tenant or manager calls (213) 659-0061
- We confirm the address and access
- Technician diagnoses and photographs the fault
- You get the estimate and approve remotely
- Repair, test, and invoice sent to you
Tell us your approval limit and we can follow it on every call.
The rules in 2026
Do Landlords Have to Provide AC in Los Angeles?
In the City of Los Angeles, not yet. The City has no cooling requirement for rentals. In February 2026 the City Council asked LAHD, LADBS and LADWP to study one, so this may change.
Unincorporated LA County is different. The County has adopted a rule that rental units must stay at or below 82°F indoors, with enforcement starting January 1, 2027. That covers County areas, not cities like Los Angeles, Burbank or Glendale.
Two things already apply across California. Rentals must have working heat, which is part of the state’s habitability rules. And when a rental is let with air conditioning, the landlord is generally expected to keep it in working order. This is general information, not legal advice. City of LA owners and renters can contact the Los Angeles Housing Department (LAHD).
| Where the rental is | Cooling rule (Oct 2026) |
|---|---|
| City of Los Angeles | No cooling requirement yet; Council study ordered Feb 2026 |
| Unincorporated LA County | Indoor temperature at or below 82°F, enforced from Jan 1, 2027 |
| All of California | Working heat required; provided AC generally must be maintained |
For owners
What Landlords and Managers Get
- One point of contact for the tenant. We schedule access with them directly and keep you in the loop by text.
- Proof before you pay. A photo or video of the failed part, the model and serial plate, and a written estimate.
- Repair-first advice. You hear honestly whether a 15-year-old system is worth fixing, using the $5,000 rule (age × repair cost).
- Records you can use. Invoices list the equipment, the fault and the work done, useful for taxes, warranty claims and the next tenant.
- Multi-unit buildings and rooftop units. Package units on apartment buildings and condos across Koreatown, Hollywood and Downtown are routine.
- Turnover checks. Service the system between tenants so the new lease starts with working heat and cooling.
For tenants
Tenant With a Broken AC?
If your AC is out and your landlord manages the repairs:
- Report it to your landlord or manager in writing, with the date, and keep a copy.
- Send us a photo of the indoor and outdoor units and your landlord’s contact details if you would like us to help.
- We can send your landlord a clear estimate with photos they can approve.
Avoid withholding rent or “repair and deduct” without advice first, because both can backfire. If you are in the City of LA, LAHD can explain your options.
Short-term rentals
Airbnb and Short-Term Rental Hosts
A broken AC during a heat wave turns into refunds and bad reviews fast. Tell us your check-in and check-out times and we will work around your guests. A spring tune-up before the busy season is the best way to avoid a mid-stay breakdown, and a smart thermostat lets you see problems before guests do.
Why it matters
Why Cooling Matters More in LA Rentals Every Year
Research from RAND found that roughly 30% of single-family rentals in LA County have no cooling at all. Meanwhile heat waves are getting harder to ignore: in late August 2026 the San Fernando Valley hit about 110°F. Tenants increasingly ask about AC before signing, the County rule starts in 2027, and the City is studying its own. Owners who keep cooling working protect their tenants, their reviews and their rents.
FAQ
Frequently Asked Questions
Is a landlord required to provide air conditioning in Los Angeles?
Not in the City of Los Angeles as of October 2026, though the City Council ordered a study of a cooling standard in February 2026. Unincorporated LA County requires rentals to stay at or below 82°F indoors from January 1, 2027.
Does a landlord have to fix AC that came with the rental?
Generally, yes. When a rental is provided with air conditioning, California landlords are generally expected to maintain it. This is not legal advice; City of LA tenants and owners can contact LAHD.
Do landlords have to provide heat in California?
Yes. Working heating is part of California’s habitability requirements for rentals.
Can you send the estimate directly to my landlord?
Yes. We can send your landlord or property manager a photo report and written estimate so they can approve the repair remotely.
Do you work on rooftop units for apartment buildings?
Yes. Rooftop package units on apartment buildings, condos and commercial properties are part of our regular work.
Related
Related Services and Guides
Same-day AC repair
Get a tenant’s cooling back today.
Heating and furnaces
Heat is a legal requirement in rentals.
AC maintenance
Turnover and pre-summer checks.
Free second opinion
Check a replacement quote before approving it.
Tenant without AC or heat?
Call and we will coordinate with your tenant, send you photos and a written estimate, and fix it once you approve.
Last updated October 2026. Prices are published 2026 Los Angeles market ranges, not quotes. Rules and rebates change, so check the official source before you buy.