Austin AC Mandate in Effect July 10th: What Property Owners and Managers Need to Know
The mandate requiring all City of Austin residential units to have air conditioning in each habitable room will take effect on July 10, 2025. This change was approved on April 10th, 2025 by Austin City Council with the adoption of the 2024 International Property Maintenance Code.
To help you prepare, we’ve created a resource that answers common questions about the new requirements.
In addition, the Austin Code has developed a set of Standard Operating Procedures outlining how inspections will be conducted. You can review their presentation using the link below:
Austin Code Department – AC Mandate Standard Operating Procedures
Key Definitions
Habitable Room: a room in a structure for living, sleeping, eating or cooking. This term includes bedrooms, living or dining rooms, and kitchens.
- Bathrooms, toilet rooms, closets, halls, storage and utility spaces are not considered habitable rooms by this definition. These will NOT be required to meet the temperature requirements stipulated in code.
Refrigerated Air Equipment: AC Equipment
- In the International Property Maintenance Code, the code refers to AC equipment as refrigerated air equipment. This just means equipment that is capable of cooling the air in a residence.
What types of AC or HVAC equipment can I use?
Any type of equipment may be used, as long as it provides refrigerated air and meets the temperature requirements.
For example, you can retrofit your entire community with central AC if you choose. You may also use equipment that requires less construction, such as:
- Ductless or Minisplit system
- Window Unit
- Portable AC
Do I need a permit to install AC?
Yes, a permit is required for most AC installations. However, the permit process is simple and does not require a trip to Development Services.
Exceptions:
You do NOT need a permit for:
- Portable AC units that plug into the wall
- Plug-in window units
If you are installing a window mounted unit or portable AC:
Ensure that any window-mounted or portable AC unit does not block a required emergency escape and rescue opening. For example, if a room has only one window, installing a unit there may obstruct the required egress and result in a code violation.
Can I Place a Portable AC in the Unit for Residents to Move Room-to-Room?
This is unlikely to meet code requirements. Each habitable room must be cooled to at least 15 degrees below the outdoor temperature, regardless of whether the resident is currently occupying the room. A single portable AC moved between rooms will not meet this standard.
How Will the Code Department Measure Room Temperature?
In each habitable room, temperature will be measured at three locations:
- In the center of the room
- Two feet from the center of two exterior walls
- All measurements taken three feet above the floor
Important: The temperatures will not be averaged. If any single reading does not meet the temperature requirement, the room will be considered non-compliant.
The diagram above shows an example of where inspectors will measure the tempature of a room
How Will Outdoor Temperature Be Measured?
Inspectors will take the outdoor temperature:
- At approximately eye level
- In a shaded location
- Over natural earth
- Not within 5 feet of a building
- Not over paved surfaces or in direct sunlight
These conditions ensure that the reading reflects actual outdoor conditions and not artificially elevated temperatures.
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How Are Open-Concept Units Treated?
Open-concept floor plans will be treated as one room for the purpose of inspection.
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When Will Inspections Occur?
Inspections will generally take place between 2:00 PM and 6:00 PM, the hottest part of the day.
However, if a resident cannot be home during that window, inspections may occur at other times. A resident must be present for an inspection to take place.
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Will Inspectors Consider Heat Sources Inside the Unit?
Yes. Inspectors are instructed to assess any added heat loads, such as:
- Ovens or stoves in use
- Blinds open to direct sunlight
If added heat sources are present, the inspection will be rescheduled, and the resident will be advised that such conditions negatively impact indoor temperatures. In other words, inspectors will return when the unit can be evaluated under typical, non-inflated heat conditions.
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How Does the “15-Degree Requirement” Work in Extreme Temperatures? In Cooler Temperatures?
The code requires that each habitable room be cooled to at least 15 degrees below the outside temperature, up to a point.
- The lowest required indoor temperature is 68°F. For example, if it is 60°F outside, the unit does not need to be cooled to 45°F.
- If the outside temperature is over 110°F , only one habitable room must be cooled to 85°F.
- If the outside temperature is below 105°F, every habitable room must meet the 15-degree cooling requirement.
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What if only one habitable room does not meet the temperature requirement?
Even if only one habitable room does not meet the requirement, it will result in a code violation for the entire unit. However, whether one or several rooms fail, it still counts as only one violation per unit.
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What If the Resident Is Responsible for Maintaining the AC in the Lease?
The property owner will still be the one cited in the event of a code violation.
However, you may wish to inform residents that while AC is now required under city code—and they may call 311 to report issues—they are still responsible for repairs under the terms of their lease. Encourage residents to notify you of any issues so they can be resolved quickly and collaboratively.
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What if There Is a Power Outage?
You will not be held responsible for cooling issues due to events beyond your control, such as:
- Rolling blackouts by ERCOT
- Storm-related outages
In these cases, communicate with residents about the cause and keep them informed. The City of Austin provides cooling centers and free CapMetro access during such emergencies.
However, if the outage is due to an internal issue—such as a tripped breaker—you will be held accountable for restoring cooling.
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What If I’m Still Working to Comply by the July 10 Deadline?
There is no grace period. All units must comply with the mandate by July 10, 2025.
Code enforcement is complaint-driven unless your property is part of the Repeat Offender Program, which subjects you to regular inspections.
If you’re still in the process of installing HVAC equipment:
- Communicate this clearly with your residents
- Let them know more cooling capacity is coming
Nonetheless, this will not prevent a violation if a complaint is made.
Moving Foward
We will continue to monitor the AC mandate and update members on any additional information.
You can also utilize our supplier directory to identify members to assist you in installing or upgrading HVAC equipment.
If you have any feedback that may be helpful to the policy making process or questions, please feel free to contact the Government and Community Affairs Director, Hannah Garcia.