Secondary Drain Is An AC Must
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Q: DEAR BARRY: The house I'm buying was just inspected, and now there's a disagreement between the home inspector and the seller's contractor. The heating and air-conditioning unit is in the attic. According to the home inspector, the air conditioner needs a secondary drainpipe and an overflow pan. The contractor who installed the system says neither is required. Can you tell me who is right? -- Jim
A: DEAR JIM: Each of them is half right and half wrong. You need a secondary drainpipe, but there is no requirement for an overflow pan.
An air conditioner is basically a refrigerator, and a byproduct of the refrigeration process is moisture condensation on the cold metal surfaces of the system. Just as steam from a warm shower condenses on the cold surface of a bathroom mirror, condensate accumulates in an air conditioner and must be drained outside the building, otherwise it will leak into the attic and cause water stains on the ceiling. The main air unit is equipped with two condensate drain outlets: a primary drain for conveying water outside and a secondary drain as a backup, in case the primary becomes blocked or congested. Unfortunately, air-conditioning installers sometimes install only the primary drain and then cap the fitting where the secondary drainpipe should be attached. This is a code violation, rightly cited by your home inspector.
The next consideration is an overflow pan. Even when the drainpipes are properly installed, other problems can cause condensate to leak from the base of the main air unit into the attic. To prevent ceiling stains and moisture damage, installers often provide an overflow pan beneath the unit, with a drainpipe extending from the pan to the exterior of the building. The Uniform Mechanical Code does not require such a pan; therefore, its absence is not a violation. However, an inspector should advise such a pan as an optional upgrade. (The code in Canada does require a condensate pan beneath air conditioners in attics.)
Remember, building codes are minimum standards, not limits on the quality of construction. Contractors are not obligated to exceed code, but the high road is often better when choosing between what is required and what should be done.
DEAR BARRY: When old homes are sold, do insurance companies sometimes require that the wiring be replaced as a condition for issuing a homeowner's policy? My home is about 40 to 50 years old, and I'm concerned about having to rewire it when I sell. -- Calvin
DEAR CALVIN: Insurance companies typically do not require major electrical upgrades on homes that are 40 to 50 years old. Some companies may refuse to insure older homes that have fused electrical systems rather than circuit breakers, or houses that have knob and tube wiring or substandard service capacity, but your home is not old enough for such conditions to be likely. If your insurance company makes such demands, shop around for another company.
Barry Stone is a professional home inspector. If you have questions or comments, contact him through his Web site,http:/
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