Abandoned cables: Are they a gold mine or a land mine?

Since the mid 1970s, companies have been aggressively pulling cables for phone, fax, security, and computer systems. As technology and equipment have changed, the cables required to use this equipment have changed too. Tenants and landlords have left this old cable in place and simply pulled new cables to support the new technology. This is where the problem begins: many buildings have layers upon layers of abandoned cables stacked on top of each other.

These abandoned cables are hidden above the ceiling, in chases and in risers between floors. They now pose an eminent risk to tenants in the event of a fire. While many of these cables were manufactured to resist high heat and spreading flames, as well as to avoid smoke generation, many were not. These abandoned cables increase the building's fuel load. They also may allow a fire to penetrate previous fire retardant walls as they follow cable through these partitions.

In an effort to protect lives and reduce the chance of a building fire spreading, the National Electric Code was modified in 2005 to require that abandoned copper or fiber cable be removed from concealed spaces. This code was adopted by the City of Reno.

So how is an abandoned cable defined? The NEC defines it as "Installed communications cable that is not terminated at both ends at a connector or other equipment and not identified for future use with a tag."

So who is responsible for removing of the old cable? In most cases the landlord is responsible. Although many new leases require the tenant to remove the cables at the end of their lease, the ultimate responsibility lies with the landlord. So, why not simply tag all the cable for future use? If the landlord is aware that the cable is combustible and not intended for future use, they could be charged with fraud.

So what should a landlord and tenant do? First, landlords should assess the risk in vacant space and remove all obsolete cable. Cable installed in the last few years may still be useable by the next tenant, but if it is not, it should be removed. Tenants should have their contractor inspect for abandoned cable prior to starting the tenant improvements. If abandoned cable exists, they should have the landlord remove before starting construction.

While this may add to the costs to maintaining a building or terminating a lease, in the long run maintaining the life and safety of the tenants is clearly more valuable.

Tim R. Ruffin is senior vice president and managing partner with Colliers International in Reno.