Best AC Units for Apartments: A Guide for Property Managers

As a property manager, keeping your tenants comfortable – especially during unbearable heat waves – is a top priority. But when it comes to air conditioning in apartments, choosing the right system isn’t always simple. You’re dealing with unique layouts, limited space, noise concerns, energy-efficiency standards, and often, building codes or HOA rules.

That’s why we’ve put together this complete guide to the best air conditioners for apartments. Whether you're overseeing a single duplex or a 200-unit complex, this resource will help you understand your options and choose the right solution for your buildings – and your bottom line.

Why Apartment Air Conditioning Isn’t One-Size-Fits-All

Apartments present HVAC challenges that single-family homes don’t. Some buildings lack existing ductwork. Others have limited outdoor space for condensers. And in older buildings, electrical loads may be a concern.

As a property manager, the AC units you choose need to be:

• Compact and space efficient
• Quiet, especially for shared walls or smaller units
• Energy efficient, to keep utility bills low
• Cost-effective to install and maintain
• Durable and reliable, reducing service calls and tenant complaints
• Code-compliant, meeting local and building requirements

So, let’s break down the most common AC options for apartments and how to choose the best fit for your properties.

Best Air Conditioning Options for Apartments

1. Ductless Mini-Split Systems

Best for: Apartments without ductwork or where zoning is important.

Ductless mini-splits are a popular solution for apartments – and for good reason. These systems include a small outdoor condenser and one or more indoor air handlers mounted on the wall. No ducts are required.

Why property managers like them:

• Easy to install in units without central air
• Individual temperature control per room or unit
• Energy efficient (especially inverter models)
• Quiet and low profile
• Rebates may be available for energy-efficient models

Things to consider:

• Higher upfront cost than window or portable units
• Visible indoor units may not appeal to every tenant
• Professional installation required

2. Through-the-Wall Air Conditioners

Best for: Studio and one-bedroom apartments.

These self-contained units slide into a sleeve installed through an exterior wall. They’re similar to window units, but more secure and permanent.

Why property managers like them:

• No window space required
• Simple operation and easy replacement
• Ideal for retrofitting older buildings
• Quiet and efficient options available

Things to consider:

• Installation requires cutting into walls (not ideal for every building)
• Only cools one room at a time
• May affect building aesthetics

3. PTAC Units (Packaged Terminal Air Conditioners)

Best for: Hotels, student housing, senior living, or apartment complexes with uniform layouts.

These are the units you’ve likely seen in hotel rooms; they’re self-contained and installed through a wall sleeve, offering both heating and cooling.

Why property managers like them:

• Heating and cooling in one unit
• Easy access for maintenance
• Individual temperature control per unit
• No ductwork needed

Things to consider:

• Can be noisy compared to other options
• Requires regular cleaning and servicing to stay efficient
• Aesthetics may not match all apartment styles

4. Central Air Conditioning (Split Systems)

Best for: Newer buildings or large apartments with existing ductwork.

Central air delivers cooled air via ductwork and is usually paired with a furnace or air handler. This setup is common in modern apartment buildings.

Why property managers like them:

• Clean look with no visible wall or window units
• Consistent cooling throughout the unit
• Can increase property value
• Centralized maintenance

Things to consider:

• Costly to retrofit in older buildings without ducts
• Limited zoning control which can waste energy
• Requires periodic duct cleaning

5. Portable and Window AC Units

Best for: Temporary cooling or tenant-provided solutions.

Some buildings allow tenants to install their own window or portable units. While these aren’t long-term solutions, they can work in a pinch.

Why property managers like them:

• Low upfront cost
• No installation or HVAC crew needed
• Easy to replace

Things to consider:

• Tenants may install units improperly
• Less energy efficient
• Security risks with window-mounted models
• Can be noisy and unsightly

What to Consider When Choosing AC for Apartments

When evaluating AC options for your properties, here are a few key factors to weigh:

• Building infrastructure: Do you have existing ducts and adequate electrical capacity?
• Ownership model: Are you managing rentals, condos, or co-ops?
• Climate zone: In hot, humid areas, efficient cooling is a must.
• Noise tolerance: Think about tenant comfort in shared buildings.
• Maintenance load: Choose systems that won’t bog down your service team.
• Tenant control: Decide whether to allow tenant-installed units or keep HVAC centralized.
• Energy regulations: Make sure your equipment meets code and efficiency standards in your area.