Everything You Need to Know About NYC Local Law 157
Planning for Natural Gas Detectors
As a coop board member, ensuring the safety and compliance of your building is paramount. With the introduction of NYC Local Law 157, mandating the installation of natural gas detectors in all residences, it's crucial to plan effectively for this requirement. Understanding the financial implications and planning ahead will not only ensure compliance but also contribute to the safety and well-being of your residents. So, let's dive into the natural gas alarm law and how you can plan it effectively in your coop or condo.
Local Law 157: What You Need to Know
Local Law 157, also known as LL157 or the gas alarm law, mandates the installation of natural gas sensors in all NYC residences. The law came into effect following two fatal gas explosions in 2014 and 2015, prompting the New York City Council to act. Here's a breakdown:
Origins: Passed in 2016, LL157 required compliance once a national standard for gas detection was established.
National Standard: The National Fire Protection Association published the standard (NFPA 715) in April 2022.
Final Rule: The Department of Buildings (DOB) released the Final Rule on February 15, 2024, setting the compliance deadline for May 1, 2025.
Who Needs to Comply?
While your building may not seem like a Class A building, it falls under the Class A Multiple Dwelling definition. A Class A Multiple Dwelling is a multiple dwelling that is occupied only for permanent residential purposes (occupancy of a dwelling unit by the same person or family for 30 consecutive days or more). Therefore, your coop or condo needs to comply with LL157.
The law also requires private family homes and transient housing like hotels, dormitories, etc. The reason we’re mentioning this is that you might be competing with resources that can potentially create supply and demand imbalance.
Types of Compliant Gas Detectors
To comply with LL157, your gas detectors must meet specific requirements:
Natural Gas Detectors: Must meet NFPA 715-2023 standards.
Installation: Detectors should be placed within one foot of the ceiling, within 10 feet horizontally from gas appliances and no closer than 3 feet.
Approved Devices: UL1484 or UL2075 labeled detectors are acceptable.
Power Sources: Can be hardwired, plugged in, or battery-powered, especially for existing buildings.
Installation Requirements
Here's what you need to know about installing compliant gas detectors:
Hard-Wired Detectors: The process involves running wires through walls and ceilings to connect the detectors to the power source. A licensed electrician will not only install the detectors correctly but also ensure they comply with electrical codes and safety standards. This is a highly intrusive job that requires not only electricians, but also contractors to plaster and paint after the wires have been installed. As you can imagine, hard-wired detectors are a reliable and permanent solution for gas detection, but are quite expensive to install.
Battery/Plug-in: This is a more cost-effective option for buildings that do not already have electricity above their stoves. Battery-powered or plug-in natural gas detectors can be installed by building owners, maintenance personnel, or even individual tenants can handle the installation process, saving on labor costs. Battery-powered detectors are especially convenient for existing buildings where wiring for hard-wired detectors may not be feasible. They simply need to be mounted on the wall or ceiling and regularly maintained to ensure proper functioning. Plug-in detectors, on the other hand, require access to an electrical outlet, but not everyone has an outlet above their stove.
Local vs Monitored Systems
Whether you decide on the hardwired or plug-in monitors, or battery powered gas detection devices, the next decision is whether the monitors should be local or centrally monitored. Here’s the difference:
Local gas alarm: This works like most old buildings’ fire and carbon monoxide alarm. This is the alarm that you have in your apartment that goes off every time you overcook your steak, or worse set your entire kitchen on fire. In most old buildings, the fire and carbon monoxide alarms are local with only your next door neighbor hearing when they go off. A local gas alarm works similarly. If the alarm goes off because there’s a gas leak in one apartment, the Fire Department does not know the location of the alarm, unless a neighbor hears it. Therefore, they will notify ConEd to turn the natural gas off for the entire building.
Centrally Monitored Systems: This system is centrally monitored. Provide quick notifications to building staff in case of a gas leak, potentially preventing whole-building gas shutdowns. While the upfront cost is higher, a centrally monitored system can prevent the risk of a building-wide gas shut down. A building-wide gas shut down can take years to resolve as it requires all gas pipes to be tested, which often results in requiring the entire building to be re-piped. You can only imagine how expensive it would be to re-pipe your entire building.
Another benefit of centrally monitored system is that it connects via a technology that operates similarly to a WiFi. This system transmits data in small packets that connect to “gateways” that are placed every two to six floors in the building’s stairways. They use a cellular chip to communicate to the internet and does not require the building to install a WiFi. This same system can be used for additional sensors to regulate the temperature of radiators and check for water leaks. Leak sensors can reduce both the residents’ and building’s insurance premiums.
What's Next? Planning for NYC Local Law 157 Compliance
With the compliance deadline looming on May 1, 2025, it's crucial to take action now. However, there are a few key aspects of this deadline that demand careful consideration.
As we approach the spring of 2024, there will likely be a surge in demand for gas alarms. This increased demand could lead to a supply-demand imbalance, potentially resulting in a shortage of natural gas sensor devices. To avoid being caught in this situation, it's essential to plan ahead.
Our recommendation is to start planning now and make a decision this fall, or at least before the year's end. While you may feel that it’s the residents’ responsibility to install natural gas detectors, having the coop arrange installation for the entire building ensures building-wide compliance. Here are some steps to guide you through the planning stage:
Determine the Best Fit for Your Building: Assess your building's needs and characteristics to determine the most suitable type of natural gas alarms. If your apartments do not have outlets or electricity near the stoves, consider battery powered detectors.
Assess the Need for Monitoring Systems: Decide whether a local gas alarm is sufficient for your building or if you should opt for a monitoring system. While local alarms provide basic detection, monitoring systems offer real-time alerts and precise location tracking of gas leaks.
Identify Installation Resources: Determine who will be responsible for installing the natural gas sensors. Depending on the type of detectors chosen, this could involve hiring a licensed electrician or assigning the task to building maintenance personnel.
Allocate Budget for Installation: Clarify who will cover the costs of purchasing and installing the natural gas sensors. Our recommendation is for the coop to pay for the devices to get a bulk-rate, then assess that same amount back to owners. If a central monitored system is your choice, the monthly subscription should be added to the maintenance and needs to be included when you do your coop’s 2025 budget.
Records: Don’t forget one important step of keeping good records of which apartment you installed the natural gas alarm in as some apartments might have gone through the trouble of capping off their gas stove to replace it with an electrical stove.
As a coop board member, the safety and compliance of your building are paramount responsibilities. With the implementation of NYC Local Law 157, which mandates the installation of natural gas detectors in all residences, careful planning is essential. Understanding the financial implications and making informed decisions will not only ensure compliance but also enhance the safety and well-being of your residents.
With the compliance deadline set for May 1, 2025, it's vital to take action now. As we approach the spring of 2024, a surge in demand for gas alarms is expected. This surge may lead to a supply-demand imbalance and potentially even a shortage of natural gas sensor devices. To avoid this, it's crucial to plan ahead.
Our recommendation is to start planning now and make a decision this fall, or at least before the year's end. While you may feel that it’s the residents’ responsibility to install natural gas detectors, having the coop arrange installation for the entire building ensures building-wide compliance.
Ready to make your property compliant with LL157? Start installation today and ensure the safety of your residents. Right now, the only firm that we are aware of that provides both the local and centrally monitored natural gas detectors is ProSentry. Mention the Folson Group for a special discount or fill out this form.