Ordinance on Gas Valves Wins Tentative Approval

In the latest move to equip much of Los Angeles with automatic gas shut-off valves to prevent fires after an earthquake, the City Council tentatively approved an ordinance Tuesday that would require home and condominium buyers to install the $200 devices within a year.

The ordinance also would require that condo owners install the valves whenever a unit in the same building is sold.

A condominium association also could choose to install an automatic valve on a master pipe.

City officials said the condo stipulation is necessary because condominiums are generally not hooked up to the same gas meter; therefore a change to one unit would not protect the whole building.

“The entire building is at risk if even one meter is not valved,” said Councilman Hal Bernson, who introduced the motion.

The ordinance also would impose a $43 fee to cover the cost of the city’s sending a building inspector to check work done by private contractors or the owners.

The council had the option of rejecting the inspection fee, but approved it on the recommendation of the Public Safety Committee.

“With the current budget condition, there was no way they can do these inspections without a charge,” said Councilwoman Laura Chick, who represents the southwest San Fernando Valley.

The ordinance would alter a current law that requires installation of shut-off valves in all newly built structures and in existing apartment and commercial buildings that undergo more than $10,000 in renovations, city officials said.

Bernson introduced the measures in the wake of fires that erupted after the temblor in Kobe, Japan, in 1995.

The gas shut-off valves have been endorsed by seismic experts because they cut off the gas flow through pipes when triggered by an earthquake, reducing the chances that gas blowing from broken pipes will feed a fire.

Installation of these valves would cost a new homeowner about $200. Opponents, including some council members, have criticized the requirement because of the cost, especially for lower-income homeowners.

But other council members said the benefits would be worth the expense.

“Yes, it costs money, but smoke detectors cost money; things that protect people’s lives and homes cost money,” Bernson said.

Mel Wilson, president of the San Fernando Valley Assn. of Realtors, said the association’s position has always been that if the installation requirement is not extended to every home in the city, it will not work.

He added, though, that the requirement that condominium owners fit valves if a neighbor sells is unfair and will not sit well with owners.

“This is going to cause a lot of people to be upset,” he said. “What about all those single-family homes that transfer title, it’s not going to affect their neighbors.”

The council will hear the issue again next week, when the ordinance will require support from at least eight council members to pass. Bernson said the 13-2 vote on the motion Tuesday points to ultimate approval.

If approved, the ordinance will go to Mayor Richard Riordan. If he signs, it will go into effect Jan. 1.

Automatic Gas Shut-Off Valve Ordinance

The City Council tentatively approved a requirement that all home and condominium buyers, as well as homeowners making more than $10,000 in improvements, install automatic gas shut-off valves to prevent borken gas pipes from feeding fires after earthquakes. Officials estimate it wil cost $200 to install the fixture, and an additional $43 fee to inspect the installation. If the ordinance is approved by a second vote of the council and signed by Mayor Richard Riordan, the law would go into effect Jan.1

How the Valves Work

Cross-section shows how one common type of valve blocks the flow of gas during an earthquake.

Shaking from quake causes steel ball to slide down to block the flow of gas.

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To reset: Spring-loaded button pushes ball back to its original position.