New wiring standards could cost millions.

New, more stringent flame-retardant cabling standards have real estate building professionals wondering how to deal with the thousands of miles of corded mess threaded through the nooks and crannies of their buildings.

The 2002 National Electric Code, sponsored by the National Fire Protection Agency, require that unused and unlabeled cables be removed in plenum spaces in building be removed.

Although neither New York City or the State has adopted the 2002 NEC standards, building owners would be wise to follow it, said Joseph C. Razza, a fire-protection engineering consultant for Rolf Jensen and Associates and a former New York City Fire inspector.

"This has been creating a stir in the industry," Razza said. "This is an issue involving renovated construction throughout all industries the recommendation is to remove all existing wiring and cable. The local authority has the jurisdiction to say this is hazardous and we want it removed."

A typical plenum cable for data or voice transmission has two main components: a cable core made up of insulated copper wires twisted in pairs and a jacket.

The insulated jacket is where the problem arises. FEP (Fluorinated Ethylene Propylene) is the most common insulation. The FEP insulating materials used in limited combustible cable are subject to heat and decomposition and the emission of sub-lethal toxic fumes, according to Frank Bisbee a 30-year expert on the subject from Wireville.com.

Removal of cable from a building can run anywhere from $20 to $25 a SF, said Bisbee.

"If the local authorities do adopt these codes as they are right now the commercial real estate industry is going to be responsible for a very expensive bill," he said. "It cast an umbrella of liability on the building owners."

The NEC standard recommends the removal of cable that when exposed to heat or flames causes the toxic gases to be omitted. One of the gases is hydrogen fluoride.

"Hydrogen fluoride vapor causes severe irritation and deep-seated burns of the eye and eyelids," Bisbee said. "If the chemical is not removed immediately, permanent visual defects or blindness may result."

There is debate as to who should remove the old cable.

"The landlords are putting in their agreements that service providers remove the wiring or cabling when they leave," said Al Lyons, Building Owners and Managers chairman of telecommunications task force. "It should be expected when you make a mess you should clean it up."

Tenants could be made responsible for their own space if the proper wording is placed in the lease, recommends the Federation of New York Housing Cooperatives and Condominiums, but ultimately the building owner is responsible.

"It is a concern in buildings that go back 30 or 40 years," said Albert Pennisi, president of FNYHC. "Some of these cable coverings are rather toxic. In typical leases, it requires that it be removed by the outgoing tenant."

Once the City or State adopts the new NEC code all wiring containing FEP insulating material remaining in buildings will become the responsibility of the building owner and must be removed.

For additional information on the subject view the article written by Gerard Lederer at http:// www.bomaaustin.org/lederer.pdf