Gas shut-off and safety of common systems

A condominium's gas systems, from the boiler room to the risers and the meters, carry a risk that must be managed with regular maintenance and timely action. In the presence of a leak, a non-compliant system or a danger to safety, suspending the supply, that is the safety shut-off, may become necessary. Distinguishing the safety shut-off from other forms of suspension and knowing the reference technical standards is essential for the manager.

The gas system technical standards

The design, installation and maintenance of gas systems for domestic and similar use refer to the UNI 7129 series of standards, which governs internal systems, the discharge of combustion products and the ventilation of premises. For the checks and maintenance of gas-fed systems there are dedicated standards that set the periodic verifications. Systems must also be built and certified according to the rules on plant safety set by current law, with the issue of the declaration of conformity.

When a safety shut-off is needed

The safety shut-off is the suspension of the supply decided when the system presents an immediate danger. The typical situations are clear.

• Gas leak detected by smell or by measuring devices.
• Non-compliant system or appliance that exposes to a risk of explosion or intoxication.
• Faulty flue discharges with a carbon monoxide hazard.
• Extraordinary maintenance works that require taking the system out of service.
• Damage to the common system following works, weather events or earthquakes.

Who intervenes and how

In the event of a leak or immediate danger it is necessary to close the supply, ventilate the premises, avoid flames and sparks and alert the distributor's emergency service and, if necessary, the Fire Brigade. On the common system the manager must appoint a qualified technician for the check and restoration. The safety shut-off of the common system must not be confused with the suspension of the supply to an individual owner for arrears, which follows different contractual rules and does not concern the common parts.

Preventive maintenance

The safety of gas systems is built on prevention: periodic maintenance of the boiler room, checking the burners, verifying the flues and discharges, cleaning and tightness testing under the applicable standards. The works must be documented and entrusted to qualified firms. Neglected maintenance increases the risk of faults and accidents, as well as exposing to liability in the event of damage.

Responsibilities and resolutions

The manager, under Article 1130, sees to the preservation and operation of the common systems and may order the urgent works of Article 1135 in case of danger. Ordinary maintenance falls within management; the replacement or upgrade of the common system is resolved by the owners' meeting. The costs are shared among the owners served under Articles 1123 and following of the Italian Civil Code.

Keeping systems and deadlines under control

Managing high-risk systems requires a reliable schedule for maintenance, checks and certifications. With AmministraPro the manager records the common systems, sets reminders for the checks and files the declarations of conformity and the work records. The features dedicated to systems and deadlines are described in /funzioni, while the plans with their costs are on the /prezzi page.