Willow Glen Resident
News
Gas safety valve installation may become an insurance requirement for new home policies
By Mary Gottschalk
Experts say it's possible that installation of automatic gas shutoff devices could prevent fires following an earthquake or other event, such as the Feb. 4 explosion of a home in San Jose that was destroyed when the homeowner unintentionally broke a gas pipe outside.
There are two types of automatic devices currently on the market, and both are gaining favor throughout California.
One is a seismic-triggered valve, most commonly referred to as an earthquake shutoff valve. Earthquakes of magnitudes 5 or 6 typically trigger it.
Allstate Insurance now requires an earthquake safety valve be installed before writing new policies for homes in the Bay Area as well as other areas of the state. Other insurance companies are following its lead and offering discounts to homes with the devices.
The second type is an excess flow valve, which shuts off when there is a significant change in gas pressure.
Pacific Gas and Electric Co. now installs excess flow gas shutoff valves on all new and replacement gas lines for single-family residences.
Yet many homeowners are unaware of either device, says Pete Sacco, vice president of sales for Safety Valve Installation in Campbell.
In the Bay Area, it's the earthquake safety valves that are most popular, Sacco says.
"I call it cheap insurance," says Joe Repetto, president of SVI.
Carlos Guerra, an Allstate Insurance agent, says he has encountered no customer resistance to the requirement.
"People don't mind it because it stops their house from blowing up," Guerra says.
Sumant Pendharkar had an earthquake safety valve installed in his Los Altos home four years ago.
"I had read numerous times that most of the fires that take place after an earthquake are because a gas line ruptured," he says. "When I saw this device was available, I thought, 'Why not reduce the chance of a fire inside the house?' "
Pendharkar says no one knows when a major earthquake will strike.
If it's at 3 a.m., he says going outside with a wrench is "not a choice thing to do."
There is some debate on which of the two safety valves is preferable, although everyone associated with them agrees only state certified valves should be used and installation should be by professionals.
The California Seismic Safety Commission's report, "Improving Natural Gas Safety in Earthquakes," listed pros and cons for both.
The pros are much the same for both--they are automatically activated, and shutoff occurs even if someone isn't present.
The drawbacks differ vary.
Earthquake valves can activate from shaking not related to earthquakes and even when no damage or hazards exist. They also require manual resetting by PG&E or a qualified plumber.
In the event of a major quake, it could be hours or even days before PG&E is able to respond to single homes.
Additionally, even after service has been restored, aftershocks can cause the valve to turn off a second time.
The drawback to excess-flow valves is that if a gas leak is below the triggering flow rate, it will not shut off, even if a slow leak exists.
Additionally, it may not shut off gas flow completely. A small residual flow is required for the excessive flow automatic shutoff valve to reset itself automatically."
Repetto says the ultimate valve would be a combination of both, but one doesn't exist at this point.
He says theoretically it's possible to install both devices, but adds, "it might be tough, and the average customer isn't going to want to pay for both."
Sacco says installation of either device by his company is in the $350 to $450 range, including parts, labor and relighting pilot lights.
Guerra says he has worked with firms that charge between $250 and $400, with the higher prices for 24-hour turnarounds.
In the case of the San Jose fire, there was no seismic activity so an earthquake valve wouldn't have been activated.
Whether an excess flow one would have activated would have depended on whether the rupture was large enough to trigger it.
"It's not a yes or no situation," says Brian Swanson, a spokesman for PG&E.
"If it was a small leak, the valve might not have sensed it, but if the rupture caused a sudden and high change in pressure, then the valve would have sensed it and would have shut off," Swanson says.
What is clear is that the homeowner did all the right things when he realized a gas line was pierced.
For additional information on gas safety valves call 408.242.7555, or visit www.pge. com and www.safetyvalveinstall.com.
