2022 marks the third cycle of gas pipe system inspections in accordance with Local Law 152 in New York City. This law requires any property in NYC with a natural gas connection to have their gas piping system inspected every four years by a licensed master plumber. Results of this inspection are reported to the Department of Buildings, and any necessary repairs needed during the inspection must be completed by the building owner.
The schedule for Local Law 152 inspections runs on a yearly cycle with all of the community districts throughout NYC’s five boroughs receiving their inspection during specific years. Failure to complete the LL 152 inspection within the required year results in up to a $10,000 civil penalty.
While most inspections yield no issues, there is the chance of repairs or violations if something in your gas piping system is not functioning correctly. Whether you have already had your inspection and it has resulted in a gas violation or need for repairs, or your inspection is upcoming this year and you are wondering what challenges you may face, this guide will help clear up how business owners in New York City should respond depending on the results of their inspection.
Penalty for Failure to Complete an Inspection Before the Deadline
Before we discuss the repairs and violations needs associated with LL 152, we are first going to touch on the penalty for not completing your inspection by the required deadline. Property owners must have filed their Gas Piping System Periodic Inspection Certification with the NYC Department of Buildings by the deadline for their district.
This document must be signed by the licensed master plumber who conducted the inspection and submitted within 60 days of that inspection in order to count. Building owners who do not meet that requirement can face a fine up to $10,000.
After the fine is issued, there is a 30 day period in which you can dispute this fine. Disputes are only possible so long as you have evidence that you did receive the inspection and submit the proper paperwork prior to the deadline. Without that evidence, you are expected to pay the fine.
The strict penalty makes it extremely important to be aware of deadlines for your gas piping system inspection in NYC and schedule that inspection with a local licensed master plumber accordingly. The upcoming deadlines are:
- Community Districts 2, 5, 7, 13, and 18 on June 30, 2022
- Community Districts 4, 6, 8, 9, and 16 on December 31, 2022
- Community Districts 11, 12, 14, 15, and 17 on December 31, 2023
After 2023, inspections will continue to occur in four year cycles after this and you will need to remain aware of when your next inspection will be to avoid fines in the future.
Empire Plumbing Inc is a NYC licensed master plumber that can conduct LL 152 inspections. We help our clients stay on top of any upcoming inspection deadlines and work efficiently, always providing paperwork on time to make sure you can meet those deadlines and avoid penalties.
Repairs and Violation Removal Required by Local Law 152
Completing the inspection on time is the first part of Local Law 152, and if there are no issues, you will have met the requirements for the current inspection cycle. However, there are going to be additional steps you will need to take if the inspection reveals any issues with your natural gas plumbing system.
Problems are not a common occurrence. Empire Plumbing has already conducted hundreds of these inspections and many of our customers have not had significant issues, but it is best to know what can occur in all cases. If you have outstanding repairs or violations from a previous inspection, we will also go over how we can help you get those rectified.
For the majority of properties in which there is a problem, all that is needed is repairs. The inspection and repair process looks like this:
- Initial Inspection – First we conduct the inspection, looking at all parts of your gas piping system from the meter up to tenant spaces.
- Gas Piping System Periodic Inspection Report – Within 30 days of this inspection, we give you this report that outlines what repairs, if any, are needed.
- Gas Piping System Periodic Inspection Certification – Within 60 days, we give you this signed document that you will need to submit to the DOB. It confirms whether or not there were issues and specifies how long you have to get those fixed – either 120 or 180 days depending on the issue.
- Repairs – Within that 120 or 180 day period, you will work with a licensed master plumber to complete all necessary repairs.
- Follow Up Inspection – A final inspection by an LMP confirms that repairs are done and your building is up to code.
Outside of what is necessary for inspections or repair work, there is no need to shut off your gas service during the period in which you are complying with Local Law 152 procedures. The exception here is if there is a hazardous condition. We will go into more depth on what qualifies as a hazardous condition later, but in general is a condition that puts your building and the lives of those inside at risk.
If a licensed master plumber discovers a hazardous condition during any inspection, including LL 152 inspections, we are required to report it to the DOB and your gas utility. Because of the risk, the utility company will immediately shut off your gas service and issue a violation. Gas service cannot be turned back on until this violation is removed by a licensed master plumber.
The Repair Process Under LL 152
If the initial report comes back with any damages that need to be repaired, that will be the next step in our process. You can have these damages repaired by either the original LMP that conducted the original inspection or by a different one. Because all repairs to gas piping systems in NYC require building permits to be filed prior to work, they must be done by an LMP like Empire Plumbing.
The repairs that might be noted within your Gas Piping System Periodic Inspection Report are called Class B or Class C conditions. Class B is the more extreme and could be a hazard. If the plumber believes the situation warrants it, they might shut off gas, but not lock the meter, while repairs on Class B issues can be made so long as it will not cause unnecessary hardship on your property.
Class B and C repairs that fall into these categories include:
- A leaking gas appliance that cannot be stopped by repairs.
- Gas appliances without the required safety devices.
- Improper wiring on a gas appliance.
- Water heaters with inoperative thermostats.
- Open flame burners that are close to combustible materials.
- Any gas appliances that are visually improperly combusting.
- Leaking appliances that have been temporarily repaired.
- A piping or appliance connection that is properly installed.
- Rusting vent connectors.
At Empire Plumbing, our process for these problems with gas piping systems is straightforward and designed to be as easy as possible for building owners. If we conducted your initial inspection, we will use that data to guide our repair process. If your inspection was conducted by a different plumber, we will first need to evaluate your property ourselves to diagnose issues and determine the best possible fixes.
We use transparent, upfront pricing so that you know what to expect in the repair process and handle the filing of all building permits. During repairs, we work efficiently to minimize any downtime you or your tenants experience from gas service being temporarily turned off. Many of our repairs are finished in a matter of hours or a day, although our fast work allows for any potential problems while still getting all repairs done within the 120 day deadline so that you can avoid any additional penalties from Local Law 152.
Our work also meets the standards of all NYC building codes, is high quality, and performed with an attention to detail that will last for many years, ideally making future gas pipe inspections go successfully.
What Problems are a Violation?
In rare cases, a Local Law 152 inspection can identify a Class A condition. These conditions are immediate hazards and to avoid any danger, the utility will need to shut off gas service and lock the meter until the system can be brought up to code. Because of the severity of these issues, this is considered a violation and you will need to work with an NYC licensed master plumber for gas pipe violation removal.
The procedure around these conditions was put in place prior to Local Law 152, but is still applicable if an issue is found during an LL 152 inspection. Class A conditions include:
- A leaking gas pipe that cannot be stopped with repairs.
- Illegal connection to the gas main.
- Non-comforming or improper installation.
If these are found, the licensed master plumber will report the conditions to the utility and to the Department of Buildings. They will also notify the building owner of the issue.
How Empire Plumbing Can Remove a Gas Piping System Violation
NYC gas violation removal services at Empire Plumbing work quickly to have the issues fixed and the necessary verification submitted to the Department of Buildings and the utility in order to restore your service. Like our gas leak repair services, we use an initial inspection and upfront pricing so that you know what will be involved in the process.
The steps towards resolving the issue and removing the violation will differ depending on whether it is a leak, incorrect installation, or illegal connection. Empire Plumbing has experience with all of these issues and more to provide you with personalized assistance to complete any necessary steps on your side as we bring your gas piping system up to code.
Schedule Inspections, Repairs, and Violation Removal with Empire Plumbing Inc
Local Law 152 has introduced many new requirements for property owners in NYC. Having a licensed master plumber that you can trust to help you navigate through the inspection and repair process is the best way to make it simple to meet these new requirements, keep your building up to code, and avoid any fines.
Empire Plumbing is licensed, bonded, and insured. We provide our services at affordable rates and have years of experience working with properties using natural gas throughout NYC. To get help with all of your Local Law 152 needs, reach out to our team today.