City Clamps Down on Shut-Off Valve Installation

Closing costs could rise $300 on many home sales after the Los Angeles City Council moved Tuesday to put teeth into an ordinance that requires homeowners to provide earthquake safety devices.

A regulation that automatic gas shut-off valves be installed after property changes hands has been on the books since 1998, but only about 37% of owners have complied, officials said. Property owners had a year after the sale to install the devices, but the council acted Tuesday to require the installation before escrow closes.

The requirement was strongly opposed by the Southland Regional Assn. of Realtors and the Greater Los Angeles/Beverly Hills Assn. of Realtors, whose representatives said it would be costly and unfair.

The change was inspired by the 1994 Northridge earthquake, which killed 57 and caused at least $40 billion in damage.

Because the quake struck early in the morning, many people were home to shut off their gas. Councilman Hal Bernson, whose north San Fernando Valley district included the quake’s epicenter, said 17,000 leaks were found when the gas company restored service.

“Had this quake occurred when people were away . . . the San Fernando Valley would probably have burned, because the fire would have spread throughout the Valley,� Bernson said.

The ordinance requiring installation of valves within 12 months of a property transfer has been a failure, Bernson said. Of the 64,000 properties that have been sold in Los Angeles since its passage, only 24,000 owners have certified their compliance.

Lack of Staff Delays Inspections

Of the 40,000 lacking certification, only about 25% have installed the valves, inspectors found.

“This has not worked because the Building and Safety Department has not had either the willpower, the ability or the backing by the council to enforce it,� Bernson said.

One hindrance is lack of staff, said Tom Stevens, an assistant bureau chief for the department.

The city normally sends a written reminder when the year is up, but often receives no response, he said.

Realtors representative Mel Wilson argued that the rule puts an unfair burden on property sellers or buyers, while other property owners are not required to install the valves.

“It’s a public safety matter,� Wilson said. “All people within the city of Los Angeles should have the ability to have gas shut-off valves on their properties.�

Council members Nate Holden and Janice Hahn opposed the ordinance, citing concern that it could kill real estate transactions at a time when the economy is hurting.

“This is not the time to bog down property sales and transactions,� Holden said.

The devices, which automatically shut off gas when a certain level of motion is detected, cost $250 to $500 installed, depending on the size of the building. The average cost for a house is estimated at $300, city officials said.

Fee Charged to Cover Inspections

In addition, the city charges a $43.40 fee to cover the cost of inspecting the valves and enforcing the ordinance.

Hahn said the city might not be able to inspect each installed valve quickly enough to avoid escrow delays. But Stevens said his office inspects valves within 24 hours of notice.

The council agreed to allow plumbers and other installers to certify in writing to the city that a valve has been installed.

Other council members said the city already ties escrow to certain improvements, such as the installation of low-flow toilets.

“This is a step we should take to protect all of our citizens,� Councilwoman Cindy Miscikowski said.

The council approved the ordinance 9 to 4, with Councilmen Dennis Zine and Ed Reyes joining Hahn and Holden in opposition. Because 10 votes are needed to approve an ordinance on first reading, a second reading was set for Tuesday, when only eight votes are required for adoption.

Zine, whose district is mostly in the Valley, said he shared Wilson’s concern that a house with an automatic shut-off valve might still burn down if neighboring houses lack them.

The objections infuriated Bernson. “If you don’t want to do it, let it be on your head,� he said.