Freon line protection

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Freon line protection

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Michael Boyett

Capital City Inspections
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Posted: Dec 6, 2005 10:17 PM       Post Subject:
I received this request today via e-mail. Obviously there are requirements and methods of protecting horizontal water and waste lines at studs but I'm not aware of any protection requirements for vertical lines of any kind but I thought I'd ask others here if there are any.

I?m not sure if this is in the realm of your services, but I have a code question, and I?m not sure where to turn (I?m new to Austin).
Does the ICC regulate the placement of Freon lines within a sheetrock wall? I am in a heated dispute with my apartment complex. I was hanging a picture in the center of a bedroom wall, and hit a Freon line with a 1 ? inch nail. They are now trying to force me to pay a rather hefty bill, and my contention is that I shouldn?t have to pay for hanging a picture in the center of a bedroom wall.
Is there any type of code regulation regarding the placement of those lines?
If you could answer this, I would really appreciate it. I?d definitely be willing to pay for your time, if necessary. Thanks so much in advance for your response. If you could, please e-mail the response to: suzy

--
Mike Boyett
Capital City Inspections
Austin, Tx
www.capcityinspections.com

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Jae Williams

Home Sweet Home Inspections
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Posted: Dec 7, 2005 8:14 AM       Post Subject:
I am not aware of any 'code' restrictions, however, it is very

uncommon to hide the lines in the wall. If the association was

aware of the situation, it seems to me they should have notified the

resident of 'uncommon' conditions that could lead to problems.

If the association did not know of the condition, how could they

then expect the resident to know?

I would think the responsibility is more on the installing company.
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Larry Kage

Welcome Home Inspection Services, LLC
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Posted: Dec 7, 2005 8:51 AM       Post Subject:
If I'm not mistaken, the NEC requires nail plates to protect wires that are less that 1 1/4" from the edge of framing. Maybe there's a similar requirement for these lines.

If you add 1/2" drywall to the 1 1/4" from face of framing it equals 1 3/4" from face of drywall and the 1/ 1/4" nail wouldn't penetrate it.

Just a thought.
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Michael Boyett

Capital City Inspections
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User: mboyett
Posted: Dec 7, 2005 9:47 AM       Post Subject:
Here's a doc I found that depicts the various methods of protecting water and waste lines in walls. It does not address protection between the studs, just protection at the studs and top/bottom plates. I think Suzy may be out of luck.
( Download File: wall_protection.pdf ) See pg 2.

Jae, It is very common here in the south to run the freon lines in side the walls if it is being installed during original construction. I don't think I could convince the apt mgmt that this is an uncommon practice around here. I'll look into that some more though, thanks.
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Emmanuel Scanlan

PS Inspection & Property Services LLC
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Posted: Dec 7, 2005 10:37 AM       Post Subject:
Unfortunately the IRC does not specify protection measures for piping of plumbing or mechanical lines other than when entering bored or notched structural members. The only concern was with radiant heating element protection.

Another item to take into account is the original installation date of these items. If the building pre-dates any codes or procedures they would generally not be required to update the installation unless it was a significant safety hazard.

Just as a side note you can view some of the ASHRAE standards at:

http://www.ashrae.org/template/TechnologyLanding

ASHRAE sets many of the standards for design and construction of heating and cooling systems. Unfortunately they do not get into that detail.
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JAMES LYBOLT

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Posted: Dec 7, 2005 11:06 AM       Post Subject:
If she hasnt already, she probobly needs to look at her lease contract closer to see if something in the contract covers this area. It may or may not help her.
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A. Dan Leleika

A-Team Home Inspections
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User: aleleika
Posted: Dec 7, 2005 12:52 PM       Post Subject:
jlybolt wrote:
If she hasnt already, she probobly needs to look at her lease contract closer to see if something in the contract covers this area. It may or may not help her.




I agree here.

Michael, It might have to come down to if her lease agreement actually states that she can not hang picture frames or if it specifies certain size hangers. My guess is, it DOES NOT. Since most would agree that it is a common practice to decorate your walls by hanging a pictur or two, and if they were concerned about before she puntured the line, then they certainly would have standard language in the lease agreement prohibiting this practice.

My guess is that they were also clueles to this possibility until it actually happened.
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Michael Boyett

Capital City Inspections
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Posted: Dec 7, 2005 7:44 PM       Post Subject:
Thanks for everyone's input. Here's my response to Suzy: ( Download File: Suzy_reply.pdf )
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A. Dan Leleika

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Posted: Dec 7, 2005 9:17 PM       Post Subject:
Vey nice response Michael!
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Emmanuel Scanlan

PS Inspection & Property Services LLC
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Posted: Dec 7, 2005 11:16 PM       Post Subject:
Ooooh, that was a very nicely worded response Mike!! If it was me I would look very favorably on calling for your paid services in the future!!
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Michael Boyett

Capital City Inspections
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User: mboyett
Posted: Dec 8, 2005 10:09 AM       Post Subject:
Aw shucks y'all....think yew. ( I did notice my typo in the #1 paragraph, oh well) icon_biggrin.gif
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Patrick Bolliger

Home Site Inspections
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Posted: Dec 8, 2005 11:39 AM       Post Subject:
Can you say "stud sensor" with metal detect for Christmas?? icon_lol.gif icon_lol.gif
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Emmanuel Scanlan

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User: escanlan
Posted: Dec 8, 2005 3:00 PM       Post Subject:
Patrick wrote:

Quote:
Can you say "stud sensor" with metal detect for Christmas??


icon_lol.gif icon_lol.gif icon_lol.gif icon_lol.gif icon_lol.gif

Mike,

If the situation were different and you knew the person that would be a good gag gift to sent them for Xmas!!
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Michael Boyett

Capital City Inspections
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User: mboyett
Posted: Dec 8, 2005 3:13 PM       Post Subject:
I like that idea....here's the latest & greatest 'stud sensor' to recently hit the market:
[ Image: Stud Sensor ]

And here's the response from Suzy today:
Mike,
Thank you SO much for your research and insight. I really appreciate you taking the time to provide me with all of that useful information. My husband and I will definitely be leaving this complex in March, and if we need to have an inspection before purchasing a home, you'll be the first person we call.

Thanks again!
Suzy
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