Abnormal Operating Conditions (AOC)
Discovering any abnormal operating conditions will prevent a building from passing a Local Law 152 inspection. Abnormal operating conditions are potentially unsafe conditions in the piping, such as gas leaks, non-compliant installations, atmospheric corrosion, theft of service, and diversion of service. If discovered during the inspection, there are certain conditions that pose an immediate safety risk and will be followed by an emergency evacuation and proper notification to 911 or the utility company. The immediate dangers include a gas leak, odor or gas readings in the air, and CO detection. Not all abnormal operating conditions present an immediate safety risk. However, they still must be addressed and corrected to pass a Local Law 152 inspection and comply with the standards, codes, and specifications in NYC. Listed below are some of the common abnormal operating conditions:
Improper Installations: Improper installations are one of the most common AOC’s that will lead to a disapproved Local Law 152 inspection. The installation is considered improper if it is non-compliant with the standards, codes, and specifications in New York City. The standards are set by industry leaders and are recommendations to achieve the highest quality install. Gas piping systems must also comply with the NYC Fuel Gas Code and specifications laid out by local utility companies. An example of an improper installation is missing or wrongly separated hangers and supports or improper connections at joints that don’t comply with the required codes and specifications. The proper technique and approved materials must be used to ensure your building complies. An approved joint compound and teflon tape is an effective method to provide a gas-tight connection that will limit exposure from debris and other environmental impacts that are exposed to gas lines. Even if properly installed, the joint compound will deteriorate over time, and the breakdown will lead to leaks. For larger pipes, a more stable option to ensure a gas-tight seal is welding, which is required for pipes larger than 4 inches. Welding threaded pipes can eliminate leaks at threaded joints.
Atmospheric Corrosion: Atmospheric corrosion occurs at joints and seals and will cause critical issues with gas pipes. Gas pipes are subject to moisture, abnormal operating conditions, and other caustic environments that will attack the wall thickness of the pipes if not properly maintained. There are four levels of atmospheric corrosion. Level three and four corrosion on gas pipes and fittings will result in a failed Local Law 152 inspection, as well as additional repairs and replacements needed. Regular maintenance must be performed, including rust-inhibit paint and proper ventilation around pipes and fittings. Coated pipes and fittings are still subject to atmospheric corrosion, but the corrosion will not develop as quickly. As the corrosion levels increase, the corrosion begins to increase aggressively. The gas pipes’ wall thickness is breached and becomes compromised to a point where it becomes highly likely for a leak to occur. Once level three or four corrosion is detected, the pipes must be replaced. Regular maintenance on gas lines is essential to prevent severe safety hazards. For additional information on what atmospheric corrosion looks like and prevention methods, please visit our Local Law 152 – Atmospheric Corrosion article.
Theft and Diversion of Service: Theft and Diversion of service present a safety hazard and do not comply with the code requirements. Theft of service is when the gas lines bypass the gas meter and go straight to the gas appliance. Theft of service is dangerous and not permitted under Local Law 152. Diversion of service occurs when gas pipes are diverted to an unintended load, which can cause a pressure drop and create hazardous conditions in the building. The pipes to which the gas is diverted to may not be sized appropriately to withstand the gas pressure. Both theft and diversion of service will result in a failed Local Law 152 inspection, and the corrections would need to occur immediately.
On January 1st, 2020, Local Law 152 required multi-dwelling buildings to perform periodic inspections every five years to comply with NYC’s safety regulations. Local Law 152 was created to prevent dangerous gas leaks and other hazardous conditions in gas piping systems.
What is Local Law 152?
Local Law 152 is a mandatory gas pipe inspection that must be performed every five years in New York City, with the results submitted to the NYC Department of Buildings. The inspection must be performed by a Licensed Master Plumber or a Qualified Operator. The purpose of Local Law 152 is to ensure that gas piping systems have been safely installed and function without posing a threat to the occupants in the building. A Local Law 152 inspection is a leak survey on all exposed gas lines from the point of entry into a building up to individual tenet spaces, including the gas meter.
The Licensed Master Plumber or Qualified Operator runs an NYC-DOB approved CGI over the exposed gas pipes and conducts a visual inspection for abnormal operating conditions. After the leak survey is performed, Gas Piping System Periodic Inspection Reports must be completed and filed with the NYC DOB. The inspection reports must be retained by the inspection company and building owner for ten years.
What We Do
CC Controlled Combustion Co. Inc. provides Local Law 152 inspections and pre-inspection conducted by our Licensed Master Plumbers or Qualified Operators. Our LMP tests the following areas with an NYC-DOB approved CGI:
- Public Spaces
- Mechanical Rooms
- Boiler Rooms
Upon completing a Local Law 152 pre-inspection or inspection, we offer repairs and recommendations to ensure your building complies with NYC laws that meet or exceed industry standards, codes, and specifications. Controlled Combustion excels at repairs and replacing gas pipes, preventing future gas line issues in your building. For any questions regarding Local Law 152 inspections and deadlines, please feel free to contact us for additional information and quotes.