LAMC §94.1217.0 requires seismic gas shutoff valves (SGSOV) or excess flow shutoff valves on all buildings with gas piping permitted on or after September 1, 1995. Valves are also required when commercial alterations exceed $10,000, when gas meters are altered, and within 12 months of any property sale. Valves must carry a 30-year warranty and be maintained for the life of the building.
Under LAMC §94.1217.0, an approved seismic gas shutoff valve or excess flow shutoff valve must be installed downstream of the gas utility meter on each fuel gas line serving buildings with gas piping for which a building permit was first issued on or after September 1, 1995. The requirement also applies to: commercial buildings undergoing alterations or additions valued over $10,000 (with valves required for all gas piping serving the building, not just the altered unit); any work that alters the gas meter connection; and all buildings sold, which must have valves installed within 12 months of the sale date, including individual condominium units. The valve must be a seismic sensing device designed to automatically shut off gas downstream in the event of a severe seismic disturbance. It must be rigidly mounted to the exterior or other approved location. LA code requires a 30-year manufacturer warranty and maintenance for the life of the building. Installation requires a plumbing permit from LADBS.
Failure to install when required: building permit hold or code violation notice from LADBS. Sale transaction non-compliance: enforcement action and potential liability for gas-related damage in a seismic event. Typical installation cost: $300-$700 including permit.
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