How to Maintain Air Conditioning in Brisbane Rental Properties — Complete Guide
Landlord and property manager guide to keeping rental AC systems running across a Brisbane portfolio — service intervals, tenant responsibilities, end-of-tenancy reports, RTA compliance.
Quick answer: Annual professional service from $149 per split, $249 ducted. Tenants do basic filter cleaning (write into the lease). End-of-tenancy inspection reports from $290. Maintenance contracts across multiple properties from $590/yr.
Landlord vs tenant responsibilities
- Landlord: annual professional service, repairs, end-of-tenancy inspection, system replacement
- Tenant: basic filter cleaning (every 2–3 months), reporting faults immediately, keeping outdoor unit clear
Write tenant responsibilities into the lease explicitly. RTA Form 18a Special Terms can include AC filter maintenance requirements.
Service intervals for rental ACs
- Annual: Professional service before peak summer (Sep–Oct ideal)
- End of tenancy: Inspection report (any damage, condition assessment)
- Start of tenancy: Quick health-check + filter clean
- On reported fault: Diagnostic within 7 days (RTA timeframe for non-urgent repairs)
Brisbane rental pricing (2026)
| Service | Starting from (inc GST) |
|---|---|
| Annual service per split | From $149 |
| Annual service per ducted | From $249 |
| End-of-tenancy inspection | From $290 |
| Multi-property contract (10+ units) | From $590/yr per property |
| RTA compliance documentation | Included with service |
Property manager workflow
- One contact number for all property maintenance bookings
- Per-property invoicing or consolidated monthly statements
- Direct tenant booking with property manager copied
- Written reports for every service (RTA-compliant documentation)
- Priority booking under multi-property contracts
See real estate AC services for full property manager scope.
Common questions
How often should a rental property AC be serviced?
Annually, ideally September–October before peak summer. Plus end-of-tenancy inspection.
Whose responsibility is rental AC maintenance?
Landlord covers annual service + repairs + replacement. Tenant covers basic filter cleaning + outdoor unit clearance + reporting faults.
How much does rental AC service cost?
From $149 per split, $249 ducted. End-of-tenancy report from $290. Multi-property contracts from $590/yr per property.
Can tenants book the service directly?
Yes — with the property manager copied on the booking. Per-property invoicing automatically goes to the right account.
What documentation do you provide for RTA?
Written service report with measured pressures, supply-air delta, flagged items, photo evidence. Suitable for RTA dispute resolution.
Do you offer multi-property contracts?
Yes — from $590/yr per property for portfolios of 10+ units. Includes annual service, priority booking, 10% off repairs.
AH Air Conditioning · 63 Britannia Ave, Morningside QLD 4170 · ARCtick licensed · 20+ years across Brisbane.