Everything you want to know about NYC Local Law 152 (AKA LL 152, New York City Periodic Gas Inspections) but were afraid to ask.
We asked for you – so you can keep your gas.
There is no doubt that the City of New York is as diverse in its built environment as it is diverse in every other aspect of what contributes to the unparalleled uniqueness of this place we call home.
As Keep My Gas navigates the process of Local Law 152 we find that every day there are new situations that not only bring up more questions but also new answers to old questions.
The answers below are compiled based on direct communication with Consolidated Edison, National Grid, the NYC Department of Buildings and trusted, qualified third parties.
As more questions arise KeepMyGas will ask them, get a qualified answer and post them here.
In September 2020 NYC Buildings compiled and posted “FAQ: LL152 of 2016 – Inspections of Exposed Gas Piping“. This was in response to questions submitted to NYC Buildings from the Master Plumbers Council of the City of New York. To access that PDF Click HERE.
On October 20th, 2020 Bill Weidner presented a webinar on NYC Local Law 152 with BuildingsNY Unlocked.
To watch the replay – Click HERE.
Disclaimer:
All information present throughout this site is relied on by us to the extent of our interpretation and is not in any form intended to be relied on as legal advice by any user of the information.
For legal advice all users are directed to review with their legal counsel.
How many buildings with and without gas piping systems which will require an inspection over the 4 year cycle of 2020 to 2023?
Neither the DOB or the utilities definitively answered this question as there are many variables in the data that could skew the results. KeepMyGas analyzed several samples of data and we estimate 300,000 to 400,000 total buildings with and without gas piping systems will require an inspection over the 4 year cycle of 2020 to 2023.
If a property owner has a building which is in a Community District that is not requiring an inspection for the current year can they have the inspection done in the current year instead of waiting until the year in which that inspection is required?
The DOB indicated that an inspection may only be completed during your listed time frame in order to satisfy the filing requirement in the specified year.
Can an owner have a visual only inspection in advance of an official Local Law 152 inspection to determine if illegal or hazardous issues exist?
An owner may hire a Licensed Master Plumber to perform a visual survey of the gas piping system prior to the Local Law 152 inspection. While on site, a Licensed Master Plumber is required to follow the established gas protocols which were put in place even prior to Local Law 152 and is required to report illegal and/or hazardous conditions. Therefore it is recommended that the complete Local Law 152 inspection be the first and only inspection to avoid the extra cost of what could have been accomplished with just the local Law 152 inspection.
Who is qualified and permitted to conduct a NYC Local Law 152 Inspection?
As per the law, a NYC Licensed Master Plumber (LMP) OR a technician with 5 years experience who is working for an LMP with who has completed an approved 7 hour training and passing of written/practical knowledge check exam.
The Plumbing Foundation City of New York has a flow chart that clearly spells out who is qualified to do what when it comes to gas work and inspections. For that Click HERE.
The law indicates that only a Registered Design Professional (RDP); Professional Engineer (PE) or Registered Architect (RA) can complete an inspection on buildings without gas piping to certify that there is no gas piping. May a Licensed Master Plumber (LMP) also perform an inspection on buildings without gas piping to certify that there is no gas piping?
The DOB indicated that as per the local law only a design professional can certify that a building does not have a gas system.
What if there is more than one building, each with its own DOB Building Identification Number (aka BIN), on a single tax lot and there is a mixture of buildings with gas piping and buildings without gas piping?
As per the DOB each building requires a separate inspection and filing of paperwork to be associated with the unique BIN (Building Information Number) for each. The buildings with gas would be inspected by a Licensed Master Plumber and the buildings without gas would be inspected and certified to not have gas by either a Professional Engineer (PE) or Registered Architect (RA)
What type of insurance policies should a Local Law 152 inspector have?
A Licensed Master Plumber (LMP) for inspecting buildings with gas and a Professional Engineer (PE) and/or a Registered Architect (RA) for inspecting buildings without gas should have at a minimum a General Liability policy. It is recommended that they would additionally have a Professional Liability Policy also know as Errors and Omissions Insurance. The Professional Liability Policy is the policy that covers the LMP, PE or RA for an error or omission with regard to information provided and performance of the inspection. This can be verified by asking the inspector to show proof of General Liability and Professional Liability insurance by providing you with a Certificate of Insurance for each policy (COI).
Which portable combustible gas detector is approved for use when performing a Local Law 152 inspection?
The popular device that is used when performing a Local Law 152 inspection is the LMP200. This device can only be purchased by a Licensed Master Plumber (LMP). The serial number of all purchased devices are registered to the license number of the LMP. This device is only available through City Calibration Centers.
This is a list of other approved devices on the New York State Department of Public Service website.
Are individual tenant spaces such as apartments, leased offices and leased retail space inspected?
The DOB interprets the City Council’s intent that the inspection include spaces not subject to tenant control or access restriction. As stipulated in the law, the inspection scope ends at individual tenant space – regardless of whether that tenant space is occupied as an apartment, an office or leased retail space as in a restaurant. Also any gas meters in tenant controlled or access restricted space is not inspected. An example would be residential apartments that have the gas meter in the apartment. However if the point of entry of the gas service or exposed gas piping or building gas equipment is in a commercial tenant controlled space; plumbing industry professionals do agree that access to that area is required to perform a complete inspection.
Is it permissible for the Licensed Master Plumber (LMP) to correct conditions at the time of the inspection?
The DOB indicated that all work on gas piping is subject to the requirements of the Fuel Gas Code and must be performed in accordance with the requirements of the Administrative Code – including those for qualifications, permits, and inspections. Provided that the corrections are performed in accordance with the code, there is no prohibition that the licensed master plumber cannot identify and also correct conditions while onsite.
Is there paperwork and filing involved and if so, who is responsible?
In the case of a building with gas piping the Licensed Master Plumber (LMP) will complete a GPS-1 and a GPS-2, apply their embossed hard seal and wet signature to the originals and deliver those to the owner within 30 days of the inspection date. It is the building owner’s responsibility to scan the originals and electronically submit the GPS-2 to the DOB using this PORTAL. The LMP or other authorized building owner representative may, on the building owner’s behalf, electronically submit the GPS-2 to the DOB using this PORTAL.
In the case of a building without gas piping the Registered Design Professional (RDP) will complete a GPS-2, The RDP will apply their seal and signature and deliver that to the owner within 30 days of the inspection date. It is the building owner’s responsibility to scan the originals and electronically submit the GPS-2 to the DOB using this PORTAL. The RDP or other authorized building owner representative may, on the building owner’s behalf, electronically submit the GPS-2 to the DOB using this PORTAL.
There is no fee for this filing and the upload to the portal of the GPS-2 by the owner or an authorized representative satisfies all filing requirements. There is nothing else for the owner to do except retain the hardcopy or electronic scan for 10 years. Either a hardcopy or an electronic scan is acceptable provided that all the necessary information is included and all the required signatures are provided. It should be noted that if the original GPS-2 indicated conditions to be corrected that a subsequent GPS-2 certifying the correction of those conditions that is signed and sealed by an LMP must be filed within the time frame allotted on the original GPS-2 (120 to 180 days) in order to comply with Local Law 152. (See the next question for more information)
If the original inspection resulted in conditions that required correction is there more paperwork?
This would occur only in a building with gas piping. Another GPS-1 is not required and the correcting Licensed Master Plumber (LMP) will complete a new GPS-2 that certifies the conditions have been corrected, apply their embossed hard seal and wet signature to the original and deliver this to the owner within 30 days of the correction date. It is the building owner’s responsibility to scan the original and electronically submit the new GPS-2 to the DOB using this PORTAL The LMP or other authorized building owner representative may, on the building owner’s behalf, electronically submit the new GPS-2 to the DOB using this PORTAL
There is no fee for this filing and the upload of the new GPS-2 to the portal by the owner or am authorized representative satisfies all filing requirements. There is nothing else for the owner to do except retain the hardcopy or electronic scan for 10 years. Either a hardcopy or an electronic scan is acceptable provided that all the necessary information is included and all the required signatures are provided.
Under what conditions is the Licensed Master Plumber (LMP) required to make an immediate notification and to whom during an inspection?
In the event of any gas leak or immediately hazardous condition, standard notifications requirements apply.
To report an immediate hazard, the LMP is to follow the established protocols which were put in place even prior to Local Law 152 and will contact the governing utility for the location and the Plumbing Enforcement Inspections unit at the DOB.
In Local Law 152 of 2016, § 28-318.3.3; Report and certificate of inspection - paragraph 4, it is indicated that the owner has either 120 or if requested 180 days to certify that the conditions originally observed have been corrected. Can an extension be granted If the required work to correct conditions requires a completion period in excess of 180 days?
The DOB indicated that the maximum time to certify that the conditions originally observed have been corrected is 180 days. An amendment to the law by the NY City Council has extended this time in certain cases. Click HERE for the December 2020 DOB Service Notice that addresses this amendment.
Is there a place in the record of the building on the DOB website in either DOB BIS and/or DOB NOW where one can see a record of the GPS-2 submitted to the DOB PORTAL by the Licensed Master Plumber (LMP) or the Registered Design Professional (RDP) for properties that have been inspected?
The DOB indicated that the GPS-2 will not be publicly accessible through DOB. The DOB will only record a certification that the inspection has been completed. Note that in a webinar presented by The Plumbing Foundation City of New York in February of 2021 it was said that as of December 2020 only 8,000+/- GPS-2 forms had been filed.
If a jurisdictional piping inspection has already been completed by Consolidated Edison (ConEd) or National Grid do I still need the Local Law 152 inspection?
Consolidated Edison (ConEd) and National Grid will continue to complete their required Service Line Inspections of jurisdictional piping which is the piping and apertures from the buildings point of entry to the outlet of the gas meter
These inspections do not take of the place the Local Law 152 inspection that is performed by a Licensed Master Plumber.
In addition, the GPS-2 form that is part of a Local Law 152 inspection is only filed with NYC Buildings and not with Consolidated Edison (ConEd) or National Grid.
Is there an extension to the 12/31/2020 inspection deadline for Community Districts 1, 3, and 10 in all 5 boroughs?
On 12/17/2020 the New York City Council enacted legislation that extending the deadlines for inspection and correction of building gas piping systems in Community Districts 1, 3 and 10 in all 5 Boroughs.
Click HERE to access the KeepMyGas page dedicated to information on the extension.
Also to access the most DOB Service Updates site and see the list of updates – Click HERE.
Is there an official source of information and education around Local Law 152?
YES THERE IS!
These 3 incredibly informative webinars were hosted by The Plumbing Foundation of the City of NY and moderated by its Executive Director, April McIver in February 2021.
Local Law 152 – Periodic Inspections of Gas Piping Systems is complex. After watching these webinars you will come away with an understanding of not only Local Law 152 but Local Laws 150, 151, 153, 154, 157 and 159. Every plumber, building owner, property manager, registered design professional and real estate attorney should watch all 3.
Guests include representatives from NYC Buildings (DOB), ConEd, National Grid and The Northeast Gas Association.
How NYC Gas Laws Impact Building Owners & Managers
Seminar date: Feb 18, 2021
Click HERE to watch. (If the video has expired, email info@plumbingfoundation.nyc and ask for an extension)
How NYC Gas Laws Impact Professional Engineers
Seminar date: Feb 17, 2021
Click HERE to watch. (If the video has expired, email info@plumbingfoundation.nyc and ask for an extension)
How NYC Gas Laws Impact Licensed Plumbers
Seminar date: Feb 11, 2021
Click HERE to watch. (If the video has expired, email info@plumbingfoundation.nyc and ask for an extension)
Is there an official NYC Buildings (AKA Department of Buildings DOB) web page that has a Step-by-Step Guide to Complying with Local Law 152 of 2016 Periodic Inspections of Gas Piping Systems?
Yes there is!
NYC Buildings, AKA The NYC Department of Buildings (DOB) has set up a special page for homeowners to help them navigate the requirements of LL152 and coach you on the diligence to complete when you hire a Licensed Master Plumber to Inspect Your Building’s Gas Piping System.
You may access that page here: https://www1.nyc.gov/site/buildings/homeowner/local-law-152-of-2016.page
