PTAC vs Ductless Mini Split for Apartment Complex (Lexington, KY)

Multi-Family and Apartment Investing
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PTAC vs Ductless Mini Split for Apartment Complex (Lexington, KY)

David AcostaPro Member
Wilmington, NC · Member since 2014 · 208 posts · 144 votes

Hi All - I'm currently evaluating the pros/cons of transitioning a 48-unit apartment complex's boiler & chiller system to either PTAC or Ductless Mini Split for heating and air.  

I was curious if anyone had feedback or success with one over the other.  The property is in Lexington, Kentucky so the climate ranges (cold winters, hot summers).  There is existing ducting from the boiler chiller system, but not all of it is operable.  Ultimately, looking for the most cost-effective approach, but not to the extreme that it sacrifices the tenant experieince.  Comprable properties vary in their heating and air offerings.

Thanks!

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Rob Bergeron
Real Estate Agent · Louisville, KY · Member since 2017 · 1k+ posts · 1k+ votes
6y

I just put a mini split in my personal home, but I believe PTACs are better for complexes. Most senior homes and efficiency rentals tend to use them. The reason being is they have the wall sleeve there, so swapping them out and making repairs becomes pretty simple. 

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  • Rob Bergeron
    Real Estate Agent · Louisville, KY · Member since 2017 · 1k+ posts · 1k+ votes
    6y

    I just put a mini split in my personal home, but I believe PTACs are better for complexes. Most senior homes and efficiency rentals tend to use them. The reason being is they have the wall sleeve there, so swapping them out and making repairs becomes pretty simple. 

    2Reply
  • Joseph Back
    Rental Property Investor · Montgomery, AL · Member since 2017 · 277 posts · 221 votes
    6y

    @David Acosta Never transitioned from one to another but our experience with the apartments we own in Lexington is that the ductless mini-split unit is really only good for heating/cooling one room, so you would need multiple per unit. The PTAC units we have found to be a great solution as they are much cheaper than full HVAC systems but provide the same quality of heating/cooling for smaller 1bd apartment units.

    2Reply
  • David AcostaPro Member
    OP
    Wilmington, NC · Member since 2014 · 208 posts · 144 votes
    6y

    @Joseph Back Thanks for the feedback here.  And great to hear that the PTAC units have turned out to be a strong solution.  That makes sense regarding the need for multiple per unit.  For the mini-split I was considering dual zone, but again, that would still require multiple installations even though there is only one condenser.

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  • David AcostaPro Member
    OP
    Wilmington, NC · Member since 2014 · 208 posts · 144 votes
    6y

    @Rob Bergeron, thanks for the insight.  I think you're spot on with the ease of maintenance/replacement on the PTAC's.  Seems like this may make the most commercial sense.

    1Reply
  • James WilcoxBusiness Member
    Real Estate Agent · Bowling Green KY ~ Lexington, KY · Member since 2015 · 1k+ posts · 601 votes
    6y

    @David Acosta I am not an HVAC expert but I would disagree with @Rob Bergeron and @Joseph Back on this one. It depends on your set up but mini-splits can work well for apartments. In fact, I did my first change out to a mini-split for a similar reason as you for an apartment. PTAC systems are loud and limited on where you can install them. Mini-splits give you more options, are efficient, and not loud. If you have the option a mini-split can be used in a bigger space with ductwork already in place and a booster fan. That makes heating and cooling a none issue. Maintenance can be an issue since you want to be able to get to your filters and keep them clean often with a good rinse off. That could increase labor costs even though there are no material costs associated.

    REI James w/ eXp Realty54 Reviews
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  • David AcostaPro Member
    OP
    Wilmington, NC · Member since 2014 · 208 posts · 144 votes
    6y

    Hey, @James Wilcox!  Hope all's well.  Thanks for the input here.  What was the unit mix in the conversion you completed?  Any ballpark for how often you're having the filters serviced?

    Thanks! 

    0Reply
  • James WilcoxBusiness Member
    Real Estate Agent · Bowling Green KY ~ Lexington, KY · Member since 2015 · 1k+ posts · 601 votes
    6y

    @David Acosta doing good man! 10 unit apartment (1 building) 2 bed/1 bath. Something pretty new I am doing but so far very pleased. I like the higher up smaller footprint 2. KY winter will really put it to the test though! lol. You are supposed to clean the filters every few months. Honestly, mine will probably be cleaned twice a year. PM job, not me though so kind of on them. I would think they would be fine though. Probably have to flush the system from time to time 2.

    REI James w/ eXp Realty54 Reviews
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  • Matthew Shaw
    Contractor · Austin, TX · Member since 2018 · 25 posts · 37 votes
    6y

    There are positives and negatives to each direction. Biggest reason for PTACs is that they can be easily replaced when they fail. Basically any decent maintenance person should be able to do it. Negative is that they are louder and do not have a high end look. Also not terribly efficient.

    There are many options for ductless equipment, it does not have to be a 1:1 or 2:1 indoor unit to outdoor unit ratio. Most new commercial buildings in CA are using multi split systems to meet the new energy requirements. Positives are the huge efficiency levels they can reach. Biggest negative is that when they break down, they are very expensive to fix, due to the technology. Also they have a high cost of entry. If you are thinking multi mini split, look for systems like this:https://lghvac.com/commercial/...

    That is just one option, but almost every major manufacturer has an offering now.

    1Reply
  • David AcostaPro Member
    OP
    Wilmington, NC · Member since 2014 · 208 posts · 144 votes
    6y

    Hey, @Matthew Shaw - Thanks for the feedback here.  Much appreciated and we'll certainly consider those pros and cons.  The reduced footprint and noise level of the minisplit, while providing an increased efficiency are certainly great benefits.  Thanks again for this insight and recommendation. 

    1Reply
  • Will Yoder
    Lexington, KY · Member since 2016 · 7 posts · 1 vote
    6y
    0Reply
  • Will Yoder
    Lexington, KY · Member since 2016 · 7 posts · 1 vote
    6y

    @James Wilcox Do you have someone you recommend for mini-split systems in Lexington? I am looking at having them installed in an eight plex. Thank you very much. 

    0Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y

    You might want to think about the resident turnover differences there are in your area with each system.

    To me, PTAC would be a low class C resident, and still I'd wonder about the turnover (in some instances).

    If I were looking at these options, I'd look at "Service Life" + "local Maintenance and Repair" compared to intended length of hold for the property, as well as resale value (un-desirability) with each type, and the ability to command market rate rents.

    Good Luck!

    0Reply
  • James WilcoxBusiness Member
    Real Estate Agent · Bowling Green KY ~ Lexington, KY · Member since 2015 · 1k+ posts · 601 votes
    6y

    @Will Yoder Yep. DM me.

    @Scott Mac Good points to consider as well.

    REI James w/ eXp Realty54 Reviews
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