Body Corporate Regulations for gas geysers

Want to install an LP Gas geyser and live in an apartment block, a townhouse, a gated community, or an estate?

Here are some regulations you need to be on the lookout for!

You may live in an apartment block, a townhouse, in a gated community or estate, wondering what regulations exist around gas geyser installation, or form part of your body corporate committee and want to know which regulations are prescribed by law you need to consider for gas geyser installations. If this is you, please continue reading as we impart some valuable knowledge on regulations you need to take note of  - or communicate to your residents - when considering purchasing a gas geyser and installing one. We'll tell you about specific regulations that must be followed when installing a gas geyser, ensuring your insurance policy remains valid.

Perhaps you already have a gas geyser installed but aren't quite sure if the installation was done 'proper'. Read along and compare your installation job to some diagrams. If you're not confident that your gas line installation is solid, please drop us an email at info@hotwater24.com or send us a WhatsApp message, accessed here, and we'll help you out.

"Ignorance of the law is no excuse." One of the most frequent problems we encounter when planning, quoting or physically installing gas geysers is that people don't really know what isn't and is allowed. Just as there are compliance laws for electrical installations, plumbing and the building itself, there is a strict code to which ALL LPG installations must adhere.

Occupation Health and Safety Act 85 of 1993.

According to the Pressure Equipment Regulations, under the Occupation Health and Safety Act 85 of 1993, all gas installations must have a Certificate of Compliance/Certificate of Conformity (COC). 

What is a Gas Certificate of Compliance/Certificate of Conformity (COC)?

In Regulation 17(3) of the Pressure Equipment Regulations, any person owning a property with a gas appliance installed must obtain a Certificate of Compliance (COC). The COC can only be issued by an authorised professional registered with the Liquefied Petroleum Gas Safety Association of Southern Africa (LPGAS).

Please be aware that, as the homeowner, it is YOUR responsibility to ensure that the COC is in your possession and not the installer. Suppose your home is damaged or destroyed due to a defective gas appliance, and you do not have a valid certificate issued by someone registered with LP GAS. In that case, the insurance implications could be significant.

Such an inspection is essential, not just for insurance purposes. More importantly, it is conducted to ensure the installation is safe and your family is not at risk.

The COC states that the installation:

• Has been properly inspected 

• Is determined to be safe

• Is determined to be leak free

• Is in proper working order

What does the COC cover?

The COC is limited to gas installations, including gas fires, braais, stoves and ovens, and gas geysers.

What does the COC not cover?

The COC does not cover actual gas appliances such as stove, heater, braai, hob, geyser etc., nor does it cover portable, temporary gas appliances, such as portable braais, patio heaters or internal heaters.

What is the validity of the COC?

There is no regulation regarding how long a gas compliance certificate is valid. 

Where can I put my gas cylinders?

One of the first considerations when planning your gas installation is the location of the cylinders. Many people feel the cylinders are an eyesore, so they try to build enclosures for the cylinders or hide them around a corner out of sight – this often leads to disappointment when a gas installer has to tell them that their proposed location may not be a legal one.

The South African National Standards (SANS) has a clear list of minimum distances that MUST be observed when choosing cylinder locations. Gas cylinders must always be at least:

Gas bottles may not be installed:

• Less than 1 metre sideways from doors and windows.

• Less than 2 metres from drains, air vents, pits, or utility access holes.

• Less than 3 metres below windows (unless a non-combustible roof is installed).

• Less than 3 metres from the property boundary wall (unless it is a firewall).

• Less than 5 metres sideways away from a switchable electric point or plug switch.

• Outdoor light bulbs may not be less than 1,5 metres above a gas bottle.

• Less than 2 metres  away from forced draught inlet for air conditioner

• Less than 3 metres away from combustible materials

Other installation rules

• Only class 1 or 2 copper pipes, or other approved gas piping, may be used. *Note: This is not the same copper piping used by plumbers.

• Copper pipes going through a wall must be sleeved.

• An approved flexible gas hose may not be more than two meters long and may not go through any partition (including wood, drywall, cupboard wall etc.).

Installation of LPG – the image below shows the gas cylinders' location and the minimum distances from doors, windows, drains and electrics.

LP GAS provides useful tips regarding gas safety

• Always use a registered installer.

• Always use a qualified gas dealer.

• Always use a verified and tested gas product.

• Always check that the seal on a cylinder matches the brand of the cylinder.

• Always check gas appliances before use.

In some cases, ensuring all these minimum distances are adhered to can make it difficult to find a suitable outdoor location for cylinders. The SANS standard does, however, allow for a single cylinder up to 19kg to be installed indoors in a cupboard provided that:

• The flexible gas hose does not pass through the solid partition between cupboards

• The cylinder may NOT be installed directly below the appliance (i.e., hob)

• The cupboard MUST NOT contain any electrical switches or plugs or any other sources of ignition

• The cupboard must be sealed from adjacent sections

• The cupboard door must have a ventilation slot at the top AND bottom

• if the back of the cupboard is on an outside wall, a ventilation hole should also be made to the outside towards the bottom of the cupboard.

Gas cylinder Enclosures

Many people opt to have their gas cylinders concealed. The SANS code does allow for this; however, the type of enclosure must be carefully considered. Regulations require that the enclosure provides at least 80% cross ventilation, and that the enclosure must be constructed from non-combustible materials.

Signage

It is now a legal requirement for your gas installer to provide and install signage near your installation. These signs need to display warnings such as ‘no naked flames’ and ‘no smoking,’ as well as the installation dates and the installer’s name and contact details.

Signs must also be installed to point out the emergency gas shut-off valves.

Regulations concerning gas cylinders and thatched roofing

Thatched roof buildings present their own unique set of challenges. The regulations on thatched households are understandably far stricter, and fire hazards are a significant concern. Gas cylinders are not allowed to be installed under the eaves of a thatched roof and must be located at least 3 meters from the building. Long grass and combustible materials must also be kept at least 3 meters from any gas installation.

• The minimum distance from the thatched roof is 3 metres away.

• Gas cylinders need to be behind a double brick firewall.

• The side walls where the gas cylinders are housed need to be a minimum of 3 metres.

• There needs to be sufficient space to facilitate the exchange of gas cylinders.

• The wall needs to be a minimum of 1,8 metres high.

Loose or piled combustible material weeds and long grass shall not be permitted within a 3 metres radius around the gas cylinder enclosure.

How to become compliant

Drop us an email at info@hotwater24.com  or a WhatsApp message here, and we’ll help you engage with one of our LP GAS registered gas inspectors.

We’ll advise you upfront on what our inspection fees are. Our total cost of a Gas Certificate of Compliance can only be determined when one of the gas inspections has been completed in case any remedial work is required. Our registered inspector will advise further on what work is needed and its costs.

Suppose your gas installation is compliant and NO remedial work is needed. In that case, a new gas certificate should be issued at no additional charge.

Let us help you

It is vital for all homeowners with gas installations already installed on their property, or those planning on doing so in the future, to ensure compliance with all the above regulations – not only to ensure you adhere to stipulations within your home- owner’s insurance policy but also to make sure you and your precious family are safe from any gas related disasters.

Get a registered gas installer like us to have a look at your proposed project before work starts. We offer consultations and supply quotes free of charge. Having our knowledge on hand from the outset will make it much less likely that you will run into regulatory problems with your gas installation.

Be safe and compliant. Contact us and have a gas geyser installed in your home today.

We only work with registered suppliers and certified installers, making our gas geysers and gas geyser installations the best, most affordable and safest alternative to electric geysers.