Los Angeles shakes. The question isn’t if, it’s what your gas system does when it happens. This guide spells out when a seismic gas shutoff valve (or excess-flow valve) is required in LA, what inspectors look for, and how to get it installed without headaches.
Need one for escrow or a remodel? Book a quick install/inspection: Book Online or call (818) 941-6741.
The short answer
In Los Angeles, a seismic gas shutoff valve (SGSOV) or an excess-flow shutoff valve is required in several situations, including new construction, certain permitted alterations ($10,000+ valuation), work that alters the gas meter, and before a property is sold (including individual condo units). That’s straight from LAMC §94.1217.
When LA requires a gas shutoff valve
- New buildings with fuel gas piping — permits first issued on/after Sept 1, 1995.
- Alterations/Additions to existing buildings valued over $10,000:
- Commercial permits issued on/after Sept 1, 1995;
- Residential (incl. condos) permits issued on/after Jan 10, 1998.
In both cases, if the work involves areas served by gas piping, a valve is required.
- Gas piping work that alters/replaces the gas meter.
- Property sales: Before entering into an agreement of sale or before close of escrow, buildings with fuel gas piping must have a compliant valve installed; condo unit sales require a valve for the gas piping serving that unit.
Permit tip: LA’s own retrofit summary repeats the “$10,000+ valuation” trigger for seismic shutoff valves on permitted work.
Seismic vs. excess-flow: what’s the difference?
- Seismic (earthquake-actuated) valves trip on significant shaking and shut gas downstream of the meter.
- Excess-flow valves trip on abnormally high flow/over-pressure (e.g., broken pipe) and also shut gas.
LA allows either to satisfy the requirement in §94.1217.2 (your project and site will guide the choice).
Who can install it (and how it’s mounted)
- Must be installed by a state-licensed contractor in the appropriate classification (we meet this).
- Typically mounted rigidly on the exterior (or other LADBS-approved location). Certain models listed for alternate installs can vary.
- Upstream of the meter placement is sometimes allowed at the gas utility’s discretion (SoCalGas handles upstream work/permitting on their side).
For general background on earthquake and excess-flow valves, SoCalGas also provides consumer guidance.
What inspectors and escrow look for (the “paper + parts” checklist)
Los Angeles requires approved devices and documentation. Expect us to provide:
- A valve that’s certified/listed and approved by LADBS (and eligible under City ordinance). LADBS maintains approvals/research reports for compliant valves.
- Mounting/location that matches the product listing or LADBS-approved method.
- Proof of permit (when required) and final inspection.
- For escrow: clear photos of the installed valve at the meter, plus your permit/inspection card.
LA code also requires a 30-year warranty on the valve and that it be maintained for the life of the building (or replaced with a compliant valve).
Selling or buying in LA? Here’s the sequence
- Confirm requirement (most sales with fuel gas piping require a valve under §94.1217.2.3; condos require it at the unit level).
- Schedule install + permit (if downstream of the meter; upstream installs are utility discretion).
- Pass inspection and keep your permit card + photos for escrow.
- Need it fast? We prioritize escrow deadlines: Book Online.
Remodel or TI? Know these triggers
- If your permitted alteration/addition is >$10,000 and the building/area has fuel gas piping, you’ll need a valve.
- Gas meter alterations/replacements also trigger the requirement.
- Commercial projects with lots of gas outlets may involve additional plan-check (we’ll flag it).
FAQs
Does LA require a valve for every property?
Not universally. LA requires a seismic or excess-flow valve in the cases listed above—new builds, certain permitted alterations ($10k+), gas-meter alterations, and before sale/escrow.
Is an upstream (before the meter) valve acceptable?
Sometimes. Upstream installation can be allowed at the utility’s discretion; the utility or its authorized contractor may handle it without a City permit.
Who’s allowed to install the valve?
A State-licensed contractor in the proper classification (with narrow exceptions noted by LADBS).
What proof will my buyer’s agent want?
Photos of the installed device at the meter, plus permit and final (when required). We provide both.
Pricing, timeline & what we include
- $75 diagnostic (credited toward the install).
- Flat, written estimate covering the approved valve, labor, permit (if needed), inspection, and photos.
- Fast scheduling for escrows and tight TI timelines.
Ready to get compliant?
We install, permit, and document seismic/excess-flow gas shutoff valves across Los Angeles—clean work, quick turnaround, and inspection handled.