SEER2 Multifamily Guide: PTAC vs VRF vs Central Ducted for Apartments

What SEER2 Actually Tells You (Without the Jargon)

SEER2 is a score that shows how efficiently a cooling system uses electricity during a typical season. Higher number = less energy to do the same work. It’s the newer test that better mirrors real building conditions, including duct pressure on central systems. For multifamily, that matters because energy use repeats every day, across many units. Even a small SEER2 jump can compound into big utility savings over years.
When comparing bids, ask each vendor to show SEER2 (not just SEER) and to apply it to your climate and hours of use. If rent includes utilities, efficiency improvements go straight to your bottom line—or let you keep rent steady when others raise it. Want help translating ratings into kWh and dollars? Our Help Center explains it in easy steps.

PTAC: The Simple Choice (and the Trade-offs)

PTACs are the “plug-and-cool” option: lowest upfront cost (about $2,000–$5,000 per unit), fast installs, and easy swap-outs when a tenant calls at 7 p.m. Typical PTAC efficiency sits around 12.5 SEER2 (roughly 11.9–14.0), so monthly bills run higher, especially in hot climates. They also require a through-wall sleeve, which means many wall penetrations across the building.
Good fits: Hotels, smaller buildings, tighter budgets, quick turnaround renovations.
Watch-outs: Higher lifetime energy costs, more exterior penetrations, and unit-by-unit maintenance.

VRF: Highest SEER2, Finest Control

VRF (Variable Refrigerant Flow) systems commonly hit ~18.0 SEER2, with premium options up to ~28.5. That can mean 30–50% energy savings vs PTAC baselines. Inverter-driven compressors match output to demand—no wasteful ON/OFF surging—so you get steady comfort and quiet operation. VRF is modular, so you can phase installation as units lease, and equipment runs lighter (about 30% less weight), easing structural needs.

Central Ducted: The Familiar Middle Ground

Central split systems typically run around 15.2 SEER2 (range ~13.4–21.5). With variable-speed compressors, many buildings see 15–25% savings over PTAC. SEER2’s updated test better captures real duct static pressure, so designs and calculations align with actual performance.
Where it shines: Properties that already have usable ductwork; owners wanting a single mechanical room and a familiar service model.
Trade-offs: Limited individual control without zoning dampers; duct cleaning and system-wide maintenance can affect multiple units at once.

Upfront Dollars vs 15-Year Reality (TCO in Plain English)

• PTAC: $2,000–$5,000 per door. Lowest first cost, highest energy spend over time.

• Central Ducted: $8,000–$15,000 per unit (project-wide). Middle road; ductwork can push costs way up in retrofits.

• VRF: $15,000–$25,000 per system. Highest first cost, but phased installs help cash flow, and efficiency pays back.

Remember: bills arrive every month, long after the ribbon-cutting. Over 15–20 years, even a few SEER2 points can swing six figures in operating costs for larger sites.
Ask vendors for a simple TCO sheet: 1) equipment, 2) install, 3) annual energy, 4) maintenance, 5) replacements. Need a sanity check on a proposal? Share photos and notes through our Quote by Photo tool: Heating & Air Conditioning Quote by Photo.

Utility Bills: How SEER2 Turns Into Real Savings

Here’s a quick rule of thumb:

• 20 SEER2 vs 14 SEER2 ≈ ~43% more efficient

• 18 SEER2 vs 14 SEER2 ≈ ~20% more efficient

In practice, a VRF system has delivered 14–30% whole-building energy cost cuts compared to PTACs across various climates, and ~32% HVAC energy reduction in hot zones like Miami. If your leases include utilities, VRF efficiency can let you keep rent competitive without sacrificing margin.

Tenant Control: Comfort That Reduces Complaints

Individual control is a tenant-satisfaction superpower. PTAC and VRF naturally give each unit its own thermostat, so a night-owl in 4B won’t freeze out the family in 4A. Central ducted can approximate this, but only with zoning dampers and smart controls, which adds cost and complexity.
Real-world wins:

• Fewer “too hot/too cold” tickets

• Less thermostat tug-of-war

• Shorter maintenance visits (tech knows which zone to fix)

Maintenance: Who’s Rolling the Cart and How Often

• PTAC: Low complexity, mostly filters and coil cleaning. But when one fails, that tenant is down until you swap or repair it.

• VRF: Medium complexity—quarterly coil cleaning, tighten electricals, inspect refrigerant lines. The win: other zones stay running during service.

• Central Ducted: Medium-high complexity—filters, coils, duct cleaning, and system-wide checks. A problem can affect multiple units.

Standardize filter sizes and set a 90-day filter cycle. Keep common parts on hand (boards, sensors, remotes). Our Accessories page helps stock the cart: Accessories.

Space, Structure, and Aesthetics: Where It All Fits

VRF cuts bulk by minimizing or eliminating big ducts, making ceilings higher or floor-to-floor heights smaller—that’s rentable square footage you keep. PTAC is compact and installed through the wall, but many penetrations can challenge the building envelope. Central ducted needs mechanical rooms and shafts, which is fine in buildings designed for it, but tougher (and pricier) in retrofits.

Small (<50 Units), Large (50+), and “We Already Have Ducts”

• Under 50 Units: PTAC can still pencil out thanks to low first cost and simple service. Just price the energy honestly and consider 10–15 year life cycles.
• 50+ Units: VRF usually wins on long-term efficiency, tenant satisfaction, and phasing flexibility. Expect 15–25 years of life with proper care.
• Existing Ductwork (Large Sites): Central ducted is often the balanced choice. Spec 17+ SEER2 where feasible and consider packaged options.

Compare three scenarios side-by-side before committing. Our Design Center can help you model the building and choose equipment: Design Center. 

Incentives & Compliance: Don’t Leave Money on the Table

When you’re spreadsheeting, include federal tax credits/rebates:

• Split ducted heat pumps: often require ≥16 SEER2

• Central AC: often require ≥17 SEER2

• VRF: commonly exceeds those marks, which helps maximize incentives
  Stack incentives with utility rebates and financing for a cleaner payback curve.

Keep the AHRI certificates for all chosen models they’re often required for rebates. Our Financing page is a quick way to smooth cash flow during construction: HVAC Financing.

Your Next Five Steps (A Quick, No-Regrets Checklist)

1. Confirm goals: Lower bills? Fewer service calls? More rent-ready units?

2. Walk the building: Note shafts, penetrations, ceiling heights, and electrical capacity.

3. Model three options: PTAC, VRF/ductless, central ducted. Run 15–20 year TCO.

4. Plan controls: Individual setpoints (PTAC/VRF) or zoning (central).

5. Schedule maintenance: Filters, coils, and quarterly checks—on a calendar.

• Use our Sizing Guide before ordering: Sizing Guide

• Need fast picks for rooms? Check Through-the-Wall and Window Units: Window Units

• Have questions? Reach a real human: Contact Us | Learn more on our HVAC Tips Blog