Originally Posted By: jkline This post was automatically imported from our archived forum.
Standards of Practice for Real Estate Inspectors in Texas (Texas Real Estate Commssion) state
". . . The inspector shall: ". . . report as in need of repair the lack of insulation on refrigerant pipes and the primary condensate drain pipe."
Refrigerant lines, I understand, but I rarely see the primary condensate drain insulated. Since it is specified as part of our state-mandated standards of practice, I am required to note the absence of insulation on the primary condensate drain. But I'd like to know how big a deal it really is. Seems an odd thing for our standards to specify - given that they are fairly broad and general in other areas.
Is the concern condensation from the condensate drain, itself, that could lead to mold or water damage?
Originally Posted By: aleleika This post was automatically imported from our archived forum.
Jay,
I see what you mean on it being odd for the standards to be specific on this one item.
As far as I know, there is only the one refrigerent line that needs to be insulated due to condensation forming if it wasn't. I have never heard of the condensate drain line from the handler needing insulation on it, nor do I see what would be the purpose of the condensate line being insulated. Maybe this Item in the SOP was worded wrong????? Maybe someone else could try to enlighten us why the SOP is worded this way.
Originally Posted By: tpope This post was automatically imported from our archived forum.
jkline wrote:
Is the concern condensation from the condensate drain, itself, that could lead to mold or water damage?
This is exactly the reason why as I understand it. Here's one from an inspection I did last week that needs insulation on the condensation pipe.
The photo is not centered well, but notice the mold on the trap and attic insulation.
Originally Posted By: rchebook This post was automatically imported from our archived forum.
Condensate lines do not have to be insulated coming off the unit. Signs of water could be anything ie frozen coil at one time, cracked drain pan poor pitch ect. The discharge off a condinsate pump should be if used in heating season and in or discharing into unconditioned spaces. For example a 90 plus furnace with condensate trap and vent in flue piping that uses the same discharge as the AC.
Originally Posted By: dandersen This post was automatically imported from our archived forum.
Robert, condensate lines may not need to have insulation in New Hampshire, but they very well may need to be installed in Texas. I am commonly finding insulated schedule 40 PVC condensate lines insulated in Tennessee. Due to the high relative humidity of the ambient air where air conditioners are located, the 40? water passing through the pipe may reduce the pipe temperature down to the dew point temperature which will cause water to condense on the exterior of the pipe.
PVC is a very good insulator, however schedule 40 pipe is not required for condensate drain lines. Lower grade pipe may require additional insulation. If the local code requires it, it is required on new construction inspections. As for existing construction; if it is not present and I see indications of moisture condensation or damage, I'll call it out.
This is going to be one of those things where old code versus new code will clash. Upgrades are not required on existing homes unless a deficiency is observed.