When It’s Air-Conditioning Safety, Do Sweat the Small Stuff
Question: During a recent inspection on a home I am trying to sell in Malibu Canyon, an inspector faulted the air conditioner for not having an electrical disconnect switch. I called an air-conditioning contractor to repair the condition (not a free service call, I might add), and he found that the disconnect switch was not missing: It was simply installed inside the air conditioner. If the home inspector had taken time to remove the exterior panel, he would have found the switch. What do you think about this situation?
Answer: Your question brings up a safety issue that may not be fully understood by some inspectors and contractors but which is familiar to most licensed electricians.
Air conditioners, by code, must have a disconnect switch that is visible and readily accessible. Additionally, the code allows the switch to be on or inside the fixture, as stated by your air-conditioning contractor. That seems simple enough at first glance and, seemingly, should bring finality to the debate. But the simplicity ends as we begin to explore the matter further.
Most air-conditioning contractors express strong disapproval of internal switches on air conditioners, regardless of the code. To understand this position, we should consider the purpose for requiring a disconnect switch.
The primary intent of the National Electric Code “is the practical safeguarding of persons and property from hazards arising from the use of electricity.” In keeping with this intent, the power to an air conditioner should be turned off when the fixture is being serviced or repaired. If a disconnect switch is installed on the outside of the unit, a contractor or technician can turn off the power before commencing work on the system. But what happens when an air-conditioning system has a short circuit, and the switch is installed on the inside? The contractor then must handle the system with the power turned on. The outer casing must be removed in order to gain access to the switch, with the possible result of injury (or worse) to the worker.
Recognition of this hazard is common among air-conditioning contractors. That is why external disconnect switches are the standard of the industry. Internal switches are extremely rare and are regarded by home inspectors everywhere as a significant “red-flag” condition.
When inside switches are installed, strict electric code requirements apply, and violations of these are common. In some instances, switches are installed in relay boxes, a condition that voids the manufacturer’s warranty. Additionally, the switch must be compatible with the horsepower rating of the motor.
The bottom line is this: Internal switches are unusual and are often installed in questionable ways--good reasons for home inspectors to wave the proverbial red flag wherever inside switches are suspected. Conditions cited by home inspectors may not always prove to be truly defective, but when electrical compliance is in doubt, a wise inspector will always err on the side of safety.
Vinyl, Linoleum React Differently
Q: I remember reading somewhere that vinyl floor coverings develop dark stains when moisture is trapped beneath the surface. I am in the process of selling my house, and a termite inspector recently found dry-rot in my bathroom floor because of a leak at the toilet seal. When the flooring was peeled back, the boards were wet and totally rotted; yet no stains ever appeared on the vinyl. How do you account for this?
A: To accurately answer your question, it would be helpful to know the approximate age of your home. During the past 25 to 30 years, vinyl flooring has become the standard covering for hard floors. Prior to that time, linoleum was the material of choice. To most people, “vinyl” and “linoleum” are synonymous terms. Actually, these materials are different in both composition and physical properties. Vinyl is a petroleum byproduct, and linoleum derives from linseed oil. When the underside of vinyl becomes wet, dark stains appear. This reaction does not occur with linoleum. My guess is that your home is at least 30 years old and that the floor coverings do not consist of vinyl.
French Drain Gives Water a Downhill Path
Q: Before purchasing my home, I hired a home inspector. He recommended a French drain to improve ground drainage and explained how it should be installed. The part I don’t understand is lining the drain with cloth. Could you please explain the function of a “French drain” and how it should be installed?
A: French drains are underground site drainage systems, designed to redirect water flow away from buildings. Typically, they are installed to prevent flooding, soil erosion, excessive moisture conditions and other water-related problems. The basic idea behind a French drain is to provide a path of least resistance for surface water and subterranean moisture, channeling the water flow to a downhill location where it will do no damage to structures.
Constructing a French drain is fairly simple, although somewhat labor-intensive. Basically, a French drain consists of a simple trench, filled with rocks. Ground water flows into the trench because the spaces between the rocks provide an unrestricted pathway compared with compacted soil. A perforated drain pipe at the bottom of the trench conducts the water to a location well away from buildings on the property.
To ensure that a French drain will continue to function for many years, it is essential to prevent infiltration of sand and soil. Gradual intrusion of particulates can eventually plug up a drainage system so that it is no longer functional. This is the reason for lining the trench with a cloth membrane: To prevent the encroachment of invasive matter.
If you construct a French drain yourself, remember to use a cloth membrane specifically made for that purpose. Drainage cloth is manufactured to withstand burial without decomposing. Other types of material will have limited longevity.
As a final precaution, have your drainage problems professionally evaluated by a licensed geo-technical engineer before you install a French drain. Drainage conditions, especially on hillside properties, can defy simple analysis, owing to the elusive characteristics of underground water movement. The money you spend on a professional opinion can ensure that your French drain will perform effectively, once it is in place.
If you have questions or comments, contact Barry Stone through his Web site at https://www.housedetective.com.
Distributed by Access Media Group.
