From the Realtor’s email today
"Please see the e-mail traffic below regarding the heat pump at ADDRESS, As you may recall, it did not have a secondary drain line from the pan in the attic to the outside. The owners referred the problem to their builder who looks to be saying a secondary drain line is not required because there is an electronic overflow device is installed on the unit (float switch?). The builder said below that it was installed to code.
I’m not an HVAC person, but this would be the first time I’ve heard of a pan with out an overflow drain.
I know what [FONT=Comic Sans MS][size=2]International Residential Code see M1411.3; and Uniform Mechanical Code see 310.1-.5 say…
I really like this Barry response, however he doesn’t address the ‘float’ or ‘water level’ cutoff switch as a ‘secondary replacement’…
What I told her…
"[FONT=Comic Sans MS][size=2]High limit float switches can and do fail. When most things of an electrical nature fail, something stops, and it is usually immediately obvious that something is wrong. When a high limit switch fails, liquid goes where it is not supposed to. Often, it isn’t obvious until there is damage. That’s the problem with them and the reason they are installed as a back up to the back up.
Building codes are absolute minimum standards. All competent HVAC installers provide a primary, separate secondary and a float switch (I have all three on the AHU in my attic and the one under my elevated home) and the authorities having jurisdiction (doing the rough mechanical inspections) often miss things. People are only people.
Ask an HVAC Installer if it’s done correctly not the person responsible for paying to make it right… Go to the neighboring homes and see it they have them (separate secondary drain as well as a tertiary float switch). That they were omitted and overlooked in this home could be isolated occurrence or it could be the way the HVAC sub did them all and they were allowed (I doubt it, but I’m not infallible[FONT=Wingdings][/FONT]). :mrgreen:
[FONT=Verdana]Should the primary drain pipe ever clog without a separate secondary drain, water may overflow the drain pan and potentially damage the service platform, insulation, ceiling joists/plaster/sheetrock, and furnishings or flooring below. Repair by a licensed HVAC contractor is highly recommended.[/size][/FONT]
Whether any of my advice is followed or not, I simply make recommendations I feel are in the best interests of my clients."
I feel better, sorry for the long post…
BTW the house was a 2007 build :roll: