Water damage from an HVAC system? You read well. Home and business owners often don’t realize that a heating, ventilating, and air conditioning (HVAC) system that doesn’t drain properly can cause costly water damage to your home or business. That’s not the only cause of water damage, of course, other major ones include plumbing, ceiling, and floor leaks. The following is a look at all of them.
Why HVAC damage?
The water in your HVAC system has to go somewherebut unlike a sink with a drain connected to a sewer or septic system, water from your HVAC system building or residence it does not flow directly into a city sewer, but simply drains out of the building and into the ground. Consider: Your HVAC system generates up to one gallon of water in every AC Cycle – Lasts about 15 minutes – Water damage can result very quickly if the system isn’t drained properly!
Second, let’s say it’s your heating system that’s on and not your air conditioning. There may not be that much water itself, but a clogged system still means there’s a lot of gunk building up in the drain pipe and drain pan that will build up and pose potentially costly problems. (Extensive mold is just one possibility.)
Several caveats worth noting. Even if you rent or lease your business space, you are often still responsible for the ladyge caused by faulty system. And that can easily cost hundreds of dollars or worse.
Here are some recommendations to avoid costly water damage from a faulty HVAC system:
* The HVAC unit evaporator coil and drain pan must be raised when installed to ensure proper drainage.
* Drain line must be 3/4 PVC pipe (Schedule 40 recommended over the thinner Schedule 20 pipe used under kitchen sink) with a minimum 1/8″ drop per foot or 1 inch every 8 feet to ensure adequate downflow for drainage
* The drain line support should be installed every 4 feet to ensure the drain line runs straight without sagging, which can create a gap that can trap water and cause drainage problems.
* Consider using a drain line cleaner regularly to break up dirt or other contaminants that might otherwise build up. Some systems can even be set up so that a cleaner runs automatically at regular intervals.
* A condensation water trap must be installed at the beginning of the drain line run as it leaves the HVAC unit or at the end of the drain line run where the system water terminates.
The following are additional sources of water damage that a tenant may be responsible for repairing:
* plumbing leaks: Hot water heaters, toilets and sinks are obvious fixtures that are at risk of a water leak. Many homeowners and renters don’t realize that there are many more subtle sources of leaks. Problems with drain lines can cause sinks and toilets to malfunction, and old drain lines often corrode, leak, collapse, or become infiltrated with roots. Pipes being pierced by nails or drywall screws during construction and renovation is a time bomb. These “nail in the pipe” problems may NOT leak water for days or even years after the problem is created, but when they do, watch out!
* Leaks on the roof they occur not only on the top tenant (closest to the ceiling), but even on the ceilings of the tenants on the ground floor. Water can follow beams, posts, columns and walls and becomes apparent only when the ceiling of the ground floor space causes water to collect and stain the ceiling. Sometimes a roof leak even shows up as water on the floor of the tenant space.
* While many floor leaks they are actually sub-slab or floor plumbing leaks, just as many are the result of poor drainage outside of the building causing water to pool under the slab or floor. As noted above, the water has to flow somewhere!
Resume
It’s worth noting that many insurance policies consider increased drainage water to be “flood damage” and will only cover such damage if the business owner has flood insurance or a flood rider.
Clearly, whether you are a homeowner or a small commercial business, ignore water drainage and potential leaks at your peril.