Buying land that has a natural gas line on it?

[two_bit_score]

I’m in the process of buying 42 acres in the Virginia mountains that has a 6” high pressure natural gas transmission line on it. Basically other than a 25’ right of way that has to stay clear, it’s pretty much out of sight out of mind.

The gas company did say the “recommend” not building within 200’ of to stay out of the blast radius, but after some research the chance of an explosion is around 0.00008% or so…willing to take that risk. The gas line is near the best building sites on the property.

Would this still make you uneasy or would you care? We have been looking for land for over a year and have either not found enough, or it’s been extremely over budget so we don’t have that many options.

I would prefer to not have pipelines on my property but it’s getting more difficult to find property without easements of some kind for a reasonable price. I am even aware of people who look for property in good locations for pipelines as investments.

Is the 200’ you mentioned from the pipeline or from their easement line? Might not make too much difference if it’s only one pipe in a 25’ easement. But, if that easement was not limited to one pipe when it was created you could, possibly, run into another pipeline or two being laid in the same easement.

I would want to find out as much as possible about the company and the details of the easement if I was going to consider building a dwelling close by. If it was on the far side of a 40 acre tract it wouldn’t be as critical.

 

[Oaktree]

It's just like selling any piece of land off your property. You get a check, and then deal with it. Not much different than having an electric transmission line crossing your property.

But you're not really selling it, only allowing someone else to use it. Fine if you get rent, but if not you're getting the short end of the stick. I presume you're still on the hook for property taxes on that land (at maybe an increased rate since it's in commercial use).
Unless it was a REALLY desirable piece of land I think I'd pass.

 

[two_bit_score]

But you're not really selling it, only allowing someone else to use it. Fine if you get rent, but if not you're getting the short end of the stick. I presume you're still on the hook for property taxes on that land (at maybe an increased rate since it's in commercial use).
Unless it was a REALLY desirable piece of land I think I'd pass.

You bring up a good point. Pipeline easements are traditionally a one time payment, not a yearly rental. Payment is $X per rod. You still continue to own it subject to the easement.

As far as in Texas having a pipeline easement would not change the designation of your property to commercial any more than having any other utility easements on your property. However, if a landowner can demonstrate an actual reduction in overall value due to any factor that is something to argue to the Appraisal Review Board for a property tax valuation reduction.

 

[Death Row Dave]

I worked on cross-country high pressure natural gas lines and HVLP ( Liquid Propane ) pipelines at my job for 35 years . I have been involved with fire and explosions on both natural gas and HVLP pipelines .

They are to be respected , not taken for granted . 3rd party damage was by far the most common issue I was in involved in . I have been involved in “dig ins “ that caused closing of an International Airport , just because an equipment operator did not call before you dig to get locates .

All of the major leaks are PHEMSA reported , you can contact them and determine the safety of the pipeline operator that owns the pipeline that crosses your property . There are very strict federal guidelines for safety and integrity management that must be followed concerning safety .

My biggest concern would be can and is your local first responder qualified to handle the type of event that could take place ?

You are dealing with a closed pressure vessel ( pipeline ) . Google total force calculation and read the explanation . This will awake you to what you could be dealing with .

 

[mikester]

 

[Jstpssng]

He actually walked away from that!!

 

[Jstpssng]

I worked on cross-country high pressure natural gas lines and HVLP ( Liquid Propane ) pipelines at my job for 35 years . I have been involved with fire and explosions on both natural gas and HVLP pipelines .

They are to be respected , not taken for granted . 3rd party damage was by far the most common issue I was in involved in . I have been involved in “dig ins “ that caused closing of an International Airport , just because an equipment operator did not call before you dig to get locates .

All of the major leaks are PHEMSA reported , you can contact them and determine the safety of the pipeline operator that owns the pipeline that crosses your property . There are very strict federal guidelines for safety and integrity management that must be followed concerning safety .

My biggest concern would be can and is your local first responder qualified to handle the type of event that could take place ?

You are dealing with a closed pressure vessel ( pipeline ) . Google total force calculation and read the explanation . This will awake you to what you could be dealing with .

After watching the video just below your post; Is there any type of system or shutoff valve which detects a major leak? I know that even water companies can tell when somebody taps into a hydrant. (Something a landscaper I once worked for was notorious for doing... until they got stuck to a hydrant which they couldn't turn back off.)

 

[Death Row Dave]

The normal way of controlling systems today is from a control office which maybe 1/2 the USA away . Motorized valves , to control leaks are required every 1 1/2 - 2 to contain the leaks to a smaller area and shut down the pipeline .

As I said the first responder to the explosion , or leak is where my concerns would be . The first question I would have to them is “ are you qualified to control gas escaping at high pressure and control the fire it causes ? “ if they answer yes “ produce a document where you received this training .

We were required to retain every three years , at a gas transmission compressor station , to control the leak and fire .

 

[Death Row Dave]

I worked for the second largest e energy company , in the US . I will tell you there are major flaws in operations . The rules and laws are cheated on daily . Decisions are being made by unqualified , non certified controllers daily , human mistakes made by unknowing people given a position to be in charge of operations , that know nothing but will state when ask “ I’m not being paid to know , I’m being paid to supervise you and you know “! This is your top company office making operating decisions . Think long and hard about what I’m telling you .

When pipelines are operated by codes as designed they are very safe , when the operator varies from the code , this is when major events take place and lives are lost .

I have been involved in dot pipeline audits numerous times , witnessed higher company officials chuckle “ well we got lucky again , the auditor never ask , so we will mot tell .”

It happens daily , most operators are worried about $$$ and not your safety .

Please protect yourself and do not rely on the pipeline operator / first responder with your life or your family’s life , when it comes to pipeline safety .

I have vented enough , sorry to ramble . I just was thinking “ be honest and let them make their own decision if the pipeline is safe operations or not “.

 

[Oaktree]

I worked for the second largest e energy company , in the US . I will tell you there are major flaws in operations . The rules and laws are cheated on daily . Decisions are being made by unqualified , non certified controllers daily , human mistakes made by unknowing people given a position to be in charge of operations , that know nothing but will state when ask “ I’m not being paid to know , I’m being paid to supervise you and you know “! This is your top company office making operating decisions . Think long and hard about what I’m telling you .

Curiously, what are the regulations regarding (especially gas) pipelines? Is it typical to run them as shallow and unprotected as the one in the video Mikester posted that that someone can puncture it driving in a fencepost??