Failed town inspection - a couple of questions

[katsmah]

I had retrofit central air-conditioning installed in my old house a couple of weeks ago. The blower was installed in the attic with the ductwork to the first floor coming through the bedroom closets. I thought the contractor did an excellent job and the unit is functioning well. Two days ago, it failed the town’s inspection.

1. Improper access to the attic. The house was built in 1938 and only access to the attic is through an 18 x 18 hole in a bedroom closet. The inspector said that the contractor - who is local - should know the code and know that the access isn’t big enough. He said a way to fix this issue is to make the unit over the intake in my hallway removable. Is that possible?

I assume this is my issue to have fixed and based on what I’ve been able to find on the internet, I need an access hole 22 x 30 to the attic. Do I need to have stairs attached or is a ladder nearby good enough? I wish someone would have told me what the code is before I scheduled the inspection. FWIW, this inspector yelled at me a few years ago when he came to inspect a newly installed boiler and I had put the manual in my filing cabinet. He said the manual must be kept by the boiler in the basement and shoved it in the rafters.

2. The ducts in the attic weren’t sealed properly.

3. For 2 of the ducts running through the back of the closet, there is a few inches of flexible duct in the space where it isn’t covered by the sheet metal ducting. Is this something that could just be covered with wallboard, or should this be redone? The ducts are A/C only so I don’t understand how it can be a hazard.

I called the contractor after the inspector left and they are supposed to get back to me after they speak to him.

Thanks.

[finest]

Sounds about right although many areas have different rules. In my area you would need stairs, a plywood path to the a/h and a lighted attic. In addition flex duct is not allowed to be covered with sheetrock. Making the return intake removable is possible. All ductwork should be sealed.

[bmathews]

Most inspectors are bureacratic CYA civil servants. A lot are either old, fat or couldn't make a living in the real world. Kinda like a teacher. If your system is working fine and you're happy with your contractor, don't sweat it. Work together to get it passed. With King Obama in office and cities taking the "stimulus" money. It is only going to get worse. If we replace more than 10 ft. of duct in Austin, Tx. We have to pull a permit, have a duct blast leakage test performed and then get it inspected. So what should cost a few bills, now costs a about 10X more bills for inspection and testing alone. And you thought Bush was bad.

[firefight422]

if the installers did a good job as you say they will problably and hopefully help you out. i have been an installer for 14 years and found that some inspectors are by the book and some will be not as hard on you. I have had inspectors that were just jerks because the owner of the company made them mad and take it out on them. unfortunatley when dealing with retrofits anything that has been changed now will have to brought up to code and are no longer grandfathered in. The contractor you used will hopefully help you get through this, maybe not with the carpentry part of it but at least what exactly what the inspector wants.

[lentz]

How did you get the air handler through a 18 X 18 hole? You do need a 22 X 30 so it can be replaced when necessary. The ladder can be in the closet. And all ducts should be sealed.

[catmanacman]

the rule being enforced here in San Antonio at this time is that the access has to be large enough to get the largest piece of equipment though and if it is gas it has to have a permanent ladder if it is a electric ahu then no ladder is required. some times the ladder is removed after final inspection

[katsmah]

I just checked the measurements, the scuttle to the attic which is located in a bedroom closet is 18 x 24. They went up to attic via that opening in the closet then cut a larger hole in the hallway ceiling. The filter is 24 x 24 so I assume the hole in the attic is a few inches bigger than that. I believe that everything else went into the attic through the hall opening. I hadn't realized that the scuttle wouldn't be grandfathered in. I need to find the code requirements for NJ. It would be a savings if they let me keep the ladder in a closet.
Thanks for the replies.

[Some Dude]

Good luck Kat,however im thinking the problem may lie more with the inspectors than your contractor.
As the home owner you can reinforce [nicely] that you are happy with the job.
Inspectors come in all different flavors,ive only seen 2 or 3 that were decent. They either pass anything or try to impose their own ideas on others regardless of function and appearance .