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HVAC repair in a Manhattan apartment: what you have and who fixes it

Manhattan apartments use a mix of systems you rarely see elsewhere: through-wall PTAC units, fan coil units fed by the building, central systems and newer ductless mini-splits. The first step is knowing which one you have, because that decides who fixes it.

Renting? Heat is your landlord's job, not yours. Tell your landlord or super first (in writing, like a text or email, so you have a record). If it isn't fixed, file a complaint with 311 (call 311, use the 311 app or 311 online), and HPD can send an inspector. Don't pay a contractor to fix your building's heat. Our matching is for homeowners, co-op/condo owners and landlords.

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Emergency? Gas smell, CO alarm, fire, sparking or flooding: get to safety and call 911 first.

Which system do you have?

  • PTAC or through-wall unit: a self-contained box under a window or in an exterior wall, with a grille outside. Often heats and cools.
  • Fan coil unit: a cabinet (often under a window or above a ceiling) that blows air over coils carrying hot or chilled water from the building's plant.
  • Ductless mini-split: wall-mounted indoor heads connected to an outdoor unit on a roof, terrace or balcony.
  • Radiators or baseboard from a building boiler, with a separate AC.

Who is responsible?

In rentals, heat is the landlord's legal responsibility during heat season. In co-ops and condos, the building usually maintains the central plant, risers and pipes, while the owner is often responsible for equipment inside the unit, such as a PTAC, mini-split or the fan coil cabinet. Proprietary leases and condo bylaws differ, so check yours or ask management before you hire.

Safe checks first

  1. Check the thermostat mode, setpoint and batteries.
  2. Check the unit's breaker, and that the unit is plugged in (PTACs often are).
  3. Clean or replace the filter. A clogged filter is one of the most common reasons for weak airflow.
  4. Fan coil units: in buildings with two-pipe systems, the building switches between heat and cooling seasonally, so you may not get cooling in winter or heat in summer. Ask management.
  5. Water dripping from an indoor unit usually means a clogged condensate drain. Turn it off and call a pro.

Hiring an HVAC pro in Manhattan

Anyone handling refrigerant must hold EPA Section 608 certification. New circuits require a DOB Licensed Master Electrician, and work on gas-fired equipment requires a Licensed Master Plumber. Expect your building to require a COI, and for new installs, often an alteration agreement and approval for outdoor unit placement. See AC not cooling for cooling-specific checks.

Questions

Who fixes the PTAC in my Manhattan condo?

Often the unit owner, since the PTAC serves only that apartment, but check your condo bylaws or ask management.

Why won't my fan coil unit cool in October?

Many buildings with two-pipe systems switch the whole building from cooling to heat in the fall. Individual units can't override that.

Does an HVAC technician need certification?

Anyone who handles refrigerant must be EPA Section 608 certified. Related electrical or gas work must be done by DOB-licensed trades.

Sources

Rules and phone numbers can change. Check the official source before relying on them.

Related guides

Published 2026-10-20 · Updated 2026-10-20

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