Multi-Family HVAC Guide | Condos & Apartments in Texas

Cause: Outdoor condenser vibration transfers through shared walls or disturbs adjacent balconies

Solutions:

• Install compressor sound blanket ($200-400)
• Use vibration isolation pads ($50-100)
• Upgrade to variable-speed unit (quieter operation)
• Relocate unit if possible

Cause: Clogged drain line backs up, damaging your unit and potentially neighbor below

Solutions:

• Clear drain line with wet-dry vac
• Install safety float switch ($50-100)
• Add secondary drain pan

Cause: Architectural review committees meet monthly; incomplete applications returned

Solutions:

• Submit complete application with all required documents
• Include equipment specs, contractor info, proposed timeline
• Request emergency approval for failed system

Cause: Roof access, mechanical room access, or elevator booking required for technicians

Solutions:

• Get building manager contact info
• Schedule service during business hours
• Request access keys in advance

Cause: Lines run through common areas and are vulnerable to damage during other construction

Solutions:

• Document existing condition
• Report damage to HOA immediately
• May require building-wide line replacement

Cause: Unclear whether damage falls under HOA master policy or your HO-6 policy

Solutions:

• File with both insurers
• Review governing documents carefully
• Get written determination before repairs

It depends on your specific governing documents (CC&Rs). In most condos, the unit owner is responsible for the HVAC system serving their unit, including maintenance, repairs, and replacement. However, in buildings with shared central systems (chilled water, boiler), the HOA typically owns and maintains the central equipment while you may own the fan coil unit. In split arrangements, you might own the indoor air handler while the HOA owns rooftop equipment. Always check your CC&Rs and condo plat to determine exact boundaries.

Almost always yes, especially if any outdoor equipment is visible or located in common areas (rooftops, balconies, equipment closets accessed through common areas). Most HOAs require architectural review committee approval before replacing HVAC equipment. The application typically requires: equipment specifications, contractor information, insurance certificates, proposed timeline, and sometimes neighbor notification. Processing time is usually 2-4 weeks, though emergency provisions may exist for failed systems.

Generally no—Texas law allows homeowners to choose their own contractors. However, HOAs can require that any contractor meet certain qualifications: valid TACLA license, minimum insurance coverage (often $1M liability), and workers' compensation. Some HOAs maintain 'preferred vendor' lists, but these are typically recommendations, not requirements. If your HOA tries to mandate a specific contractor, review your CC&Rs carefully and consult with a real estate attorney if needed.

Start by verifying the noise level—if your unit is operating normally (typically 50-70 dB for outdoor units), document this. Solutions include: installing a compressor sound blanket ($200-400) which can reduce noise by 5-10 dB, adding vibration isolation pads ($50-100), ensuring the unit is level and nothing is loose, and replacing worn components. If your unit exceeds HOA decibel limits (often 65 dB), you may need to replace with a quieter model or relocate the unit.

This is a common condo scenario that involves both insurance policies. Your HO-6 condo policy liability coverage should cover damage to your neighbor's interior and belongings. The HOA master policy may cover structural damage. Steps to take: 1) Notify your insurance company immediately, 2) Notify the building management, 3) Document everything with photos, 4) Cooperate with both insurers' investigations. To prevent this scenario, install a safety float switch ($50-100) that shuts off the AC if the drain pan fills, and clean drain lines regularly.

Possibly, but it requires HOA approval and consideration of several factors. Interior wall-mounted units typically don't require exterior modifications. However, the outdoor condenser must be located somewhere—balcony, rooftop, or building exterior—which requires architectural approval. Some HOAs prohibit visible outdoor equipment on balconies. Check your CC&Rs for: equipment location restrictions, noise requirements, penetration rules (for refrigerant lines), and electrical requirements. Mini-splits may be a good option if you don't have existing ductwork.

Even with shared central heating/cooling, you likely pay for electricity to run your fan coil unit, thermostat, and any supplemental heating. High bills may indicate: a fan coil unit running constantly due to improper settings or malfunction, electric resistance heat strips activating when they shouldn't, air leaks in your unit causing the system to work harder, or thermostat issues. Have your fan coil unit inspected—the fan motor, coils, and controls are typically your responsibility even in shared systems.

Roof access requires coordination with building management. Steps: 1) Contact your building manager to arrange roof access, 2) Book the service elevator if needed (often requires 24-48 hours notice), 3) Verify your contractor has proper insurance for rooftop work, 4) Some buildings require a building engineer to accompany contractors, 5) Work hours may be restricted. Plan maintenance visits in advance and establish a relationship with building staff. For emergencies, most buildings have procedures for urgent access—know who to call and have that number saved.

Your HO-6 condo insurance should include: 1) Coverage for HVAC equipment (list the replacement value, typically $6,000-15,000), 2) Equipment breakdown coverage (optional add-on covering mechanical failures), 3) Liability coverage (minimum $300,000 recommended), 4) Loss of use coverage (pays for alternative housing if HVAC failure makes unit uninhabitable). Review your policy annually and compare with your HOA master policy to ensure no gaps. Note: HOA master policies typically cover shared/central HVAC but not individual unit equipment.

This is complicated in condos. Challenges include: 1) Balconies are often considered 'limited common elements' that you can use but not modify structurally, 2) Adding conditioned space increases load on your HVAC system (may need upsizing), 3) Penetrating exterior walls typically requires HOA approval, 4) May violate building codes if balcony wasn't permitted for conversion, 5) Could affect neighboring units' comfort. If the conversion was properly permitted, HVAC extension may be possible with HOA approval, but expect scrutiny. A mini-split may be a simpler solution.

Texas law generally allows you to choose your own contractor, so 'approved contractor' lists are usually recommendations, not requirements. However, verify: 1) Are alternative contractors actually allowed per CC&Rs? 2) Does your chosen contractor meet HOA insurance and licensing requirements? 3) Will HOA approve the work regardless of who does it? Get multiple quotes, including from HOA-recommended contractors. If there's a significant price difference, ask why—sometimes recommended contractors know the building's quirks and can complete work more efficiently.

Standard architectural review typically takes 2-4 weeks, though complex projects may take longer. If your system has failed and you're without AC, most HOAs have emergency provisions allowing expedited approval (sometimes same-day) for safety reasons. To avoid delays: 1) Submit complete applications with all required documents, 2) Follow up weekly, 3) Attend board meetings if possible, 4) Document the emergency in writing (heat safety concern). If approval is unreasonably delayed and creates a safety hazard, consult with a real estate attorney about your options.