The Abandoned Cable Problem: State-of-the-Industry and Smart Solutions
The exponential growth in the amount of voice and data communications cabling presents challenges for airflow and space management in building risers and plenum spaces. The National Fire Protection Association (NFPA) has declared that excessive cabling is also a fire safety hazard that creates an unnecessary threat to life and further contributes to property damage in the event of a fire. This week we've asked Stacy L. Cashin from DuPont's Cabling Solutions Group to explain this issue and help us map out solutions.
The 2002 and 2005 versions of the National Electrical Code (NEC) mandate the removal of all “abandoned” low-voltage wires and cable - loosely defined as cabling that is “not terminated at both ends either by a connector or other equipment AND not identified for future use with a tag.” The bottom line is that all abandoned cabling must be removed from risers and ceiling plenums – a costly proposition for most properties.
 How has the commercial real estate industry responded to the new code requirements for removal of abandoned cabling? Let’s look at some of the trends over the last few years and review best practices for cable audit and removal programs.
After the new NEC language was released in 2002, it took several months (and in some cases, years) for states and counties to adopt the new language into their local building codes. With more than 42,000 individual jurisdictions in the U.S., understanding the new Code requirements and how they are being enforced on a consistent basis for every building is very difficult.
Where have we seen the most activity to date? In early 2004, independent data contractors conducted several surveys on NEC enforcement and cable removal. The results showed high levels of activity in the metropolitan areas of Atlanta, San Francisco, Boston, and Dallas; and, more recently, in areas such as Fairfax County, VA, and Orange County, FL. The surveys found that, in these areas, the cable removal articles were being consistently enforced as part of the Building, Electrical, and Fire Marshall Inspection processes, and that a significant number of contractors were removing large amounts of abandoned cabling each year.
The 2002 and 2005 versions of the NEC are now part of the local building codes in a majority of states and counties. The question is: Do property owners understand what this means in terms of liability for non-compliance with the Code?
Unfortunately, many building owners and managers seem to be concerned about removal of abandoned cable only when a major renovation or tenant turnover occurs—or, after they are specifically cited for a violation of the Code. Compliance with the NEC is obviously required for building inspections, permits, and certificates of occupancy, but it’s also required when there’s not a specific inspection being conducted. The timing of a fire is not predictable. Furthermore, the NEC requirements do not “grandfather” any cable plants already installed. The NEC applies to all abandoned cabling in buildings immediately upon adoption by local building codes.
What is the best approach in the industry for dealing with abandoned cable?
The best course of action is for owners to immediately address their existing abandoned cabling issues. Owners can no longer afford (literally) to ignore this issue. Inspection Officials and insurance agencies are really beginning to take notice of excessive abandoned cabling.
To address abandoned cabling in commercial properties:
1. Conduct a physical audit of your building’s riser space and common areas to identify the location and amount of abandoned cabling and non-firestopped penetrations.
2. Work with your tenants to identify abandoned cabling in ceiling plenum in tenant areas.
3. Prioritize the areas where an excessive amount of abandoned cabling exists, beginning with the most hazardous.
4. Solicit estimates for removal and incorporate that expense into your building’s budget.
5. Remove the abandoned cabling, starting with the risers and most hazardous areas.
6. Develop a plan for removal of all abandoned cabling over a reasonable period of time.
7. Educate your tenants about their responsibility to comply with the building codes; amend leases to include language that requires tenants to remove abandoned cabling within their space.
8. Implement a process for cable management in the future.
Removing abandoned cabling can provide benefits to a building beyond the requirement for compliance with the Code. For example, in one major office building in Washington, DC, several abandoned multi-pair riser cables were removed, which freed valuable riser space back to the owner, avoiding new core drills for future cable installations. In other instances, riser audits identified complete cable systems that were technically “abandoned,” but they were deemed valuable due to their excellent installation/design and components and tagged for future use.
Recent audits for removal of abandoned cabling and replacing firestopping in office buildings found that budget estimates vary widely, ranging from $.05 to as much as $1.00 per square foot depending on the age of the building and various other factors. After removal is budgeted and planned, it’s important to implement the abatement project with skilled contractors who have experience working with critical cabling. The building risers and tenants’ data centers require an understanding of the cable pathways, types of cabling, proper installation practices, and quality documentation of installed cabling.
Qualified contractors can also help ensure proper recycling of abandoned cable materials after removal. In the next several years, abandoned cabling could generate in excess of 300 million pounds of plastic waste. Be sure to work with environmentally responsible cable recyclers who will assist with removal of cabling materials from the site and provide complete recycling services. At times, there might even be rebates offered to the project. In addition to the copper, technology exists to recycle the jacketing and insulation plastics from some of the abandoned cables thereby minimizing the amount of waste created (supporting “green building” programs).
The best way to handle the abandoned cabling issue is to develop a plan for removing abandoned cable in the short term and managing cable installation in the long term. Establish relationships with qualified contractors who are approved to remove and install cabling in your building, and ensure that they recycle responsibly. Work with your long-term tenants on a plan for their spaces. Amend tenant handbook rules and regulations and lease language to incorporate requirements for removal of abandoned cabling before, during, and after occupancy. Require the best available safety technology on all the cables installed in your buildings. This issue is too critical to approach with a ‘wait-and-see’ attitude.
For more information on this issue, attend one of the new Realcomm “Cabling Controversy” seminars, to be held in 10 cities this year! Visit www.realcomm.com/seminars.htm for a complete schedule and registration information.
This Week's Sponsor...
DuPont Founded in 1802, DuPont puts science to work by creating sustainable solutions essential to a better, safer, healthier life for people everywhere. Operating in more than 70 countries, DuPont offers a wide range of innovative products and services for markets including electronics, communications, safety and protection, and construction. Stacy L. Cashin is a Market Development Manager for DuPont’s Cabling Solutions Group in Wilmington, Delaware. She’s been instrumental in developing a comprehensive plan to assist building managers and owners who have abandoned cable issues in their facilities. For more information, contact Ms. Cashin at 302-999-3739 or stacy.l.geurin@usa.dupont.com. For more about DuPont’s products and services, visit www.cablingsolutions.dupont.com
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