Who Fixes What in a NYC Condo? The Building vs. the Unit Owner
Condo owners are often surprised by how much is theirs to fix. We read the declarations, bylaws and house rules in NYC condo offering plans to lay out what the building takes care of, what's on you, and the gray areas like pipes, terraces and leaks.
In a rental, almost everything is the landlord's problem. In a co-op, the line is set by the proprietary lease. In a condo, you own your apartment outright, so much more of the upkeep is yours: the appliances, the fixtures, often even the air conditioning unit.
The exact split is written in each building's declaration and bylaws, which are included in the offering plan. Here's how it usually breaks down.
The Short Version
- The board (through the managing agent and super) maintains the common elements: structure, roof, facade, lobby, hallways, elevators and shared building systems.
- You maintain everything inside your unit: appliances, fixtures, cabinets, floors, interior walls and doors, and usually your HVAC equipment.
- Pipes and wires are split at the point where they stop serving only your unit. Risers are the building's; your branch lines are yours.
- For a terrace, you usually handle cleaning and everyday upkeep; the board handles structural repairs.
- Because the building's insurance doesn't cover your unit's contents and improvements, you need your own policy (HO-6).
What the Building Takes Care Of
The board is responsible for repairing, maintaining and replacing the common elements, and for insuring the building. In a typical new condo, that includes:
- The structure: foundation, slabs, load-bearing walls and columns.
- The roof and facade, including the façade inspections the city requires.
- Lobby, hallways, stairs, elevators and amenity spaces.
- Shared systems: boilers and cooling towers, water risers, electrical service risers, fire alarm and sprinklers.
- Trash, recycling, snow removal and cleaning of common areas.
The super and staff do this work, or hire contractors, and the cost comes out of common charges. When it's a big job, like a roof replacement, it may come from reserves or a special assessment.
What You Take Care Of
The plan for 11 Hoyt in Downtown Brooklyn includes one of the clearest lists we've seen. Each unit owner is responsible for maintaining, insuring, repairing and replacing, among other things:
- Your front door, locks and peephole, plus interior doors and hardware.
- Non-load-bearing walls, drywall, ceilings and wall coverings.
- Floors, including the underlayment above the concrete slab.
- Smoke and carbon monoxide detectors.
- All appliances: refrigerator, dishwasher, range, microwave, washer and dryer.
- HVAC units, "including the fans inside the units."
- Your electrical panel and branch wiring, but not the building's electrical risers.
- Sinks, tubs, toilets, vanities, cabinets, countertops and backsplashes.
- Window blinds and their hardware.
The plan notes these items "shall not be insured by the Board." The budget notes for Northern Center in Queens say the same in one line: each owner is responsible for the costs of their unit, "including all equipment and appliances."
The Gray Areas
Pipes and wires
The usual rule is exclusive service. At Longfield, owners are responsible for the systems, fixtures and equipment in their unit "and connections to common lines which exclusively serve" it. The shared riser in the wall is the building's. The branch running from it to your kitchen sink is yours.
Terraces and other private outdoor space
A terrace is usually a limited common element: owned in common, but only you can use it. At Longfield, owners handle painting, decorating, "non-structural ordinary maintenance," cleaning and replacements on these spaces. Structural work stays with the board, and at Claremont Hall the board keeps the right to enter terraces to make structural repairs. See private outdoor space in NYC condos.
Leaks
When water comes through your ceiling, responsibility usually follows the source. A failed riser or roof is generally the building's problem. An overflowing tub or a burst dishwasher hose upstairs is generally that owner's. 11 Hoyt's house rules say damage from misusing a toilet or other fixture is "repaired and paid for by the Owner." Insurance companies often sort out the rest, which is another reason to carry your own policy.
What About the Super?
The super works for the condo, not for you individually. They'll respond to emergencies, shut off water, and diagnose whether a problem is the building's or yours. But they aren't your personal handyman. Many buildings' house rules say so directly; 11 Hoyt's rules bar sending "any employee of the Building" out on private business.
Some buildings let staff do small in-unit jobs, like hanging a fixture or changing a filter, for a fee or after hours. Practices vary, so ask the managing agent. For anything bigger, you'll hire your own licensed contractor.
Renovations Need Approval
You own your unit, but you can't change everything. At Malabar Residences, anything that affects the structure or building systems needs the board's written approval. You may have to carry insurance, indemnify the condo, and reimburse its architect and legal fees for reviewing your plans. And if you let your unit fall into disrepair, The Morgan's plan lets the board step in and do the work at your expense.
What to Check Before You Buy
- The declaration and bylaws in the offering plan. Search for "repairs," "exclusively serve" and "Limited Common Elements."
- Who owns and services the HVAC (fan coils, heat pumps or PTACs) and the windows.
- The house rules on alterations, contractors and work hours.
- What the building's master insurance policy covers, so you can size your own HO-6 policy.
More reading: why condo operating costs differ, what building staff costs, and search NYC condo offering plans.
Common Questions
Is the condo association responsible for plumbing?
For shared pipes and risers, yes. For fixtures and the pipes that serve only your unit, usually not: those are the owner's responsibility under most NYC condo bylaws.
Who pays to fix the air conditioning in a condo?
In most new NYC condos, the HVAC equipment inside your unit is yours to maintain and repair. Central plant equipment that serves the whole building is the condo's.
Will the super fix things in my apartment?
The super handles emergencies and building systems. For routine in-unit repairs, some buildings offer staff help for a fee. Otherwise you hire your own contractor.
Who pays when an upstairs neighbor's leak damages my apartment?
Generally the owner whose unit or fixture caused it, often through their insurance. If the leak came from a common element like a riser or the roof, the condo is usually responsible.
Do I need my own insurance in a condo?
Yes. The building's policy covers the common elements; plans like 11 Hoyt's say the board won't insure your fixtures, finishes and appliances. An HO-6 policy covers those and your liability.
Where this comes from: the declarations, bylaws, house rules and budget notes in the offering plans for 11 Hoyt, Longfield, Northern Center, Claremont Hall, Malabar Residences and The Morgan. Every building is different, and its own documents control. This is general information, not legal advice. Updated October 2026.