Wednesday July 17, 2024
On February 14, 2024, the New York City Department of Buildings (DOB) finalized Local Law 157, which mandates the installation of natural gas detectors in residential buildings and modifies some rules regarding carbon monoxide and smoke detectors. The legislation aims to enhance safety measures to detect gas leaks.Compliance is required by May 1, 2025, so it’s important that building owners understand the specifics of the law and take appropriate action. Our in-house compliance experts have answered some of the most common questions about natural gas detectors and Local Law 157 compliance.
"Small, easy-to-procure natural gas detectors can make a big difference in protecting New Yorkers from the potential dangers of a gas leak. This law was passed by the City Council after a series of devastating natural gas explosions in Manhattan, which underscored the critical importance of gas safety in our city."
— New York City Department of Buildings (DOB)
What is Local Law 157?
Local Law 157, passed by the New York City Council in 2016, mandates the installation of natural gas detectors in residential buildings. The law required the DOB to create specific regulations based on national standards, but no national standards existed at that time, so the process was delayed for several years.In 2022 and 2023, the National Fire Protection Association (NFPA) published their standards for the installation of gas detectors, also known as NFPA 715. The DOB has used these guidelines to inform their new rules.
"Prior to NFPA 715, there was no comprehensive guidance on installing fuel gas detection equipment. You could perhaps look at the manufacturer instructions, but there are really no prescriptive requirements. That was where the push for the standard came from, and it’s our hope that the standard will provide guidance to these municipalities."
— Stephen Olenick, Technical Committee Chair | NFPA 715
Does Local Law 157 apply to condominiums, cooperatives, and multifamily rental buildings?
Nearly 90% of NYC residents use natural gas in their homes, so Local Law 157 was designed to impact a wide range of residential building types:- Class A multiple dwellings – includes condos, co-ops, multifamily rental buildings, and one- and two-family houses
- Class B multiple dwellings – transient housing properties (i.e., hotels, lodging houses, and dormitories)
- Private dwellings – typical single-family homes or smaller residences
Buildings without gas lines or gas service are exempt from Local Law 157.
"Non-compliance fines are preventable with the right preparation and a reliable management partner. Our compliance team has effectively minimized building violations by automating the inspection and filing process with city agencies."
— Stephanie Cardello, Vice President | Compliance Department
Who pays for gas detectors and installation costs under Local Law 157?
Boards and building owners must cover the cost of purchasing and installing natural gas detectors to meet the initial May 1, 2025, compliance deadline.Who pays for gas detector replacements under Local Law 157?
While boards and building owners are responsible for initial installation costs, a unit owner, shareholder, or tenant can be held responsible for a portion of repair, replacement, and maintenance costs for gas detectors, as well as smoke and carbon monoxide detectors.That said, there are limitations to how much residents can be charged. For condos and co-ops, there may also be limitations on chargebacks outlined in the association’s governing documents.
Boards and building owners are also responsible for any replacements needed between occupants, and replacements needed due to manufacturing defects:
- Replacements for new occupants
The property owner is responsible for the cost of replacing any device that has been stolen, removed, found missing, or rendered inoperable and not replaced during a prior occupancy
- Defective devices
If a gas detector becomes inoperable within one year of installation due to a manufacturing defect at no fault of the occupant, the owner is responsible for replacement costs, and must complete replacement within 30 days of receiving written notice
"Beyond potential fines, the installation of natural gas and smoke detectors helps reduce the potential risk of loss at a property, which is a far worse scenario. It’s better to invest in the required devices than to work through a potentially ruinous disaster down the line."
— Ben Kirschenbaum, General Counsel | FirstService Residential New York
What are the installation requirements for gas detectors under Local Law 157?
- Close proximity to gas appliances – if a fuel-gas burning appliance is installed within a unit, the gas detector must be installed in the same room as that appliance, between three and 10 feet away when measured horizontally. Some exceptions apply if there is not sufficient space, or if the manufacturer or NFPA 715’s requirements contradict these instructions.
- Optimal surfaces – the gas detector must be installed on either the ceiling or a wall. Wall installations must not be more than 12 inches from the ceiling.
- Licensed contractors – the installation must be performed by a New York City licensed electrical contractor who has obtained all required permits. This requirement does not apply to battery-powered and plug-in gas detectors, which can be installed by the building owner, building maintenance personnel, or the occupant.
FirstService Residential utilizes VIVE, an independent credentialing firm, to manage our vendor certification process and check that all service providers working in our managed properties are licensed and insured. Learn more.
Which natural gas detectors are compliant with Local Law 157?
A fast description of detectors that comply with Local Law 157 from John Rusk, co-founder of ProSentry.
Gas detectors can be hardwired, plug-in, or battery-powered, but they must be:- Labeled with the manufacturer’s name
- Labeled with UL 1484 or UL 2075 depending on use case
These labels certify that the detector has undergone rigorous testing for safety and effectiveness
- Certified to meet NFPA 715 standards
The NFPA's guidelines set certain performance standards, including sensitivity to gas leaks at low levels
What information should boards and building owners provide to residents?
A notice must be posted in a common area of the building with information about the responsibilities of unit owners, shareholders, and tenants in the event of maintenance, repair, or replacement.Boards and owners must provide at least one adult resident of each unit with information relating to:
- The risks posed by carbon monoxide poisoning and natural gas leaks
- The testing and maintenance of smoke detecting devices, carbon monoxide detecting devices, and natural gas detecting devices
- What to do if these devices set off an alert
- The useful life of these devices
- The owner’s duty to replace these devices
- The occupant’s duty to maintain and repair battery-operated devices
- The occupant’s duty to replace devices that are stolen, removed, found missing, or rendered inoperable during their occupancy