CONSUMERS : Turning Off the Gas : Automatic Shut-Off Valves Can Help Prevent Fires After Earthquakes, but Are They Really a Good Idea for Homeowners?

Lloyd Ball’s mountain home had only slight damage during the 6.6 Big Bear earthquake--a couch “moved south about 10 inches.” Still, he worried: What if there had been a gas leak and nobody had been there to turn off the gas?

Ball decided to take no more chances. Two weeks ago he purchased an automatic gas shut-off valve for the Big Bear Lake house and one for the home he and his wife, Frances, have in Long Beach.

“I went through the ’33 quake, so I have some experience with them,” says Ball, who worked for the city of Long Beach engineering department for 32 years before retiring. “That one was bad enough to knock you off your feet. After these latest ones, I just don’t think it’s worth taking a chance anymore.”

Hundreds of Southern California homeowners, shaky since the early summer quakes, share Ball’s concerns. They’ve either purchased “earthquake valves” or besieged fire departments, municipal safety inspectors and automatic gas shut-off valve manufacturers for information about such devices.

The key selling point for these valves is fire safety. Most earthquake experts agree that fires after an earthquake can often cause more damage than the shaking.

Japan mandates that its buildings, residential and commercial, have automatic gas shut-off valves. But, so far, California government officials have not required installation of such valves.

Most gas companies oppose requiring automatic shut-off valves for residences. “We are neutral on them, not for or against, but we are opposed to (mandating them for) homes,” says Art Guillet, field operations supervisor for the Southern California Gas Co. “Our main concern is widespread service interruptions. It would take us a long time to restore service after earthquakes.”

The gas company does not install automatic shut-off valves, but it will send someone to your home to turn on the gas after an earthquake, whether you have shut it off by hand or have an automatic valve.

Many private businesses, hospitals, hotels, schools and government entities throughout the state do have automatic gas shut-off valves.

Paramount Studios, for example, installed the valves on its lot about 2 1/2 years ago. The Los Angeles City Fire Department has had the valves on some of its fire stations for several years. New stations are automatically fitted with them, according to a department spokesman.

The Music Center installed a state-of-the art automatic shut-off system about five years ago.

Its device is more detailed than those for home use. It is electronically controlled and can detect the “P” wave, the one that rolls through the earth just before the “S” wave, which shakes the building. “That gives us a few seconds before the shock wave,” says Luis De La Cruz, Music Center facilities director. “We feel it is a necessary matter of preparedness in protecting our patrons.”

The state is installing automatic gas shut-off valves in some state-owned buildings and evaluating others, according to a representative of the office of the state architect.

Although it doesn’t mandate their use, the state does regulate valves that are sold here and insists that they be certified by the office of the state architect. Since Jan. 1, 1987, manufacturers are required to submit their valves for specific testing and approval. The state makes quarterly inspections to ensure that the manufacturers continue to meet its requirements.

Consumers should not purchase an automatic gas shut-off valve unless it contains the seal of the office of the state architect.

Most valves manufactured by the 12 certified companies are calibrated to shut off the flow of gas into a home during an earthquake measuring at least 5.3 to 5.5. (See box.)

Installed on a gas pipe between the meter and the house, the devices have blocking systems that stop the flow of gas into the house when a major temblor occurs. Valves used earlier often tripped easily if, say, a large truck went by, experts say. But current ones are better calibrated.

Stan Argent of Pro-Motion Ltd., a West Covina company that installs automatic gas shut-off valves, recommends that homeowners check with their insurance companies to see if they give discounts on home insurance for those who have automatic valves. Some carriers do, Argent says.

“If homeowners are looking for a valve, they shouldn’t just go out and pick one,” says Gary Sills, senior architect of the seismic program section of the office of the state architect. “I always recommend they contact a minimum of three (manufacturers) and look at the valves. They vary from cheapies to real expensive. But some may be better than others.”

Automatic shut-off valves range in price from about $160 to $600 installed.

All such valves should be installed by a licensed plumber or “by someone with a plumbing background who understands gas,” Sills advises. “I’m concerned about the Saturday night do-it-yourselfer. It’s not that they can’t do it, but some do it better than others.”

Sills also recommends that homeowners check with the building and safety departments of their communities to find out whether they are required to have a permit to install the gas shut-off device. Some cities require permits; others do not.

In the city of Los Angeles, for example, the Building and Safety Department requires homeowners to get a plan check (for the device as it will be used on their house) and a plumbing permit.

To get a plan check, a homeowner must go to the department’s mechanical bureau and present a plan of the gas layout of his or her home, including what size of the pipes (most homes have 3/4-inch gas pipes). Unless you know more about the piping of your home than most homeowners, you should enlist a contractor for the plan check.

Once the building and safety representative has inspected your plan, he can tell what type of valve should be used, according to Robert Bassman, assistant chief of the mechanical bureau. A minimum charge for a plan check is $38.10; a plumbing permit costs $57.16.

Some valves, says Bassman, can cause a gas-pressure drop in the home, so you want to be sure to have the proper valve for your house. Bassman admits, however, that many homeowners simply have the devices installed without consulting the city.

“They’re safe, but there are pitfalls in having them,” says Don Landesman, owner of Norman’s Plumbing in San Gabriel, who does not install automatic gas shut-off valves. “I’ve talked my customers out of them. The valves have good features and bad features. If you have 100,000 homes with them and then there’s an earthquake, that will be 100,000 homes without gas. And most people don’t know how to turn it back on or test for leaks.

“If people feel safer with one, if they’re aware they can’t reset it and if they’re willing to live without gas for some time, then OK,” Landesman adds.

Two months ago the state architect certified the new Quake Saver valve, the first one to be sold over the counter instead of by plumbers, contractors or manufacturers’ distributors. It is available at Home Base and Home Depot stores for $79 to $89.

“They’re easy to install. People can get their own plumber, handyman or contractor to do it,” says Quake Saver manufacturer Cery Perle of Studio City.

Although he has heard of some firms charging up to $200 for installation of the device, he says consumers shouldn’t have to pay that much. His firm charges $75.

Finding Approved Shut-Off Valves

The Office of the State Architect must certify all earthquake-sensitive automatic gas shut-off valves sold for residential and/or commercial use in California. Current manufacturers with state-approval of their valves are:

* Quakemaster Inc. in Anaheim; (714) 978-9644.

* Dove Industries in Paramount; (213) 630-0990.

* Koso International Inc. in Santa Fe Springs; (714) 521-7911.

* Quake Defense Inc. in Burlingame; (415) 697-1331.

* Earthquake Safety Systems in Ventura; (805) 650-5952.

* Safe-T-Quake Corp. in El Monte; (818) 575-1226.

* Graham O’Donnell Inc. in Burbank; (818) 841-0953.

* ASCO Products Inc. in Burbank; (818) 953-2244.

* Flo-Loc Control Systems Inc. in San Clemente; (714) 498-7310.

* CLP Quake Saver in Culver City; (818) 753-5110.

* EQ Products Inc. in San Diego; (619) 279-9619.

* Engdahl Enterprises in Costal Mesa; (714) 540-0398.

How Automatic Gas Shut-Off Valves Work Quake Saver Automatic Gas Shut-off Valve is one of several state-approved valves that will turn off gas flow to a home should a major earthquake occur.

The device is installed between the gas meter and the house. When activated by a 5.5 or greater magnitude quake, a steel ball inside the valve is tripped and drops into the gas-flow passageway, blocking off the flow of gas.

The valve is reset manually after making sure there are no leaks in the gas lines. On older gas appliances, the pilots must be relighted. Many newer appliances have electronic ignitions.

1. Normal flow of gas through valve, from ground supply to house.

2. A major quake triggers a steel ball to drop, which safely blocks the flow of gas.

3. The valve is reset by hand, a spring-driven rod pushes the ball back into place.