Maintaining Your Underground Electric Vault—

A Guide for Private Property Vault Owners

About this Guide

This guide walks you through your We hope you find this guide a help-
general responsibilities in caring for ful resource.
any privately owned transformer
Note that this guide is not a com-
vault located on your property,
prehensive technical guide and it is
including your obligations to comply
not a substitute for the complete
with state and local regulations,
requirements as set forth in the
basic descriptions of what these
City’s Electric Service Require-
obligations are, and other informa-
ments and applicable Ordinance
tion to help you stay in compliance
13.04.125. For that information
with City code.
you should refer to PWP on the
Also addressed is the Department’s web at www.pwpweb.com and fol-
right to access your property in low the links to Rates and Service
order to inspect and, if necessary, Requirements, or view Municipal
repair any deficiencies, and the po- Codes at http://ordlink.com/codes/
tential consequences of not meeting pasadena/ and follow the links to
the set standards. Title 13 and then look for Chapter
13.04.125.

Summary of Important Codes, Guidelines and

Standards
Noncompliant Vaults, Remediation and Code Enforcement
Pasadena Water and Power Department Electric Service Require-
ments—Regulation 21
Section IV applies to Transformer Enclosures/Vaults on Private Property.
Here it is stated that the “installation of a vault/enclosure shall be re-
quired, at the vault owner’s expense, for any single-phase service that
exceeds 200 amperes or any three-phase service that exceeds 100 am-
peres.”
Maintaining Your Underground Electric Vault

Following approved installation, PWP is responsible for the maintenance and

repair of the electrical equipment inside the vault (except as described in
the regulation), but the maintenance and repair of the actual vault, including
guaranteeing easy access to the vault for PWP employees and contractors is
entirely the responsibility of the property owner (who is the direct benefici-
ary of the vault) and must meet the standards set forth in the Regulation
and as enforced by the City’s Ordinance 13.04.125.

Currently there are approximately 2,000 private property owners in the

City of Pasadena that are required to have and maintain a transformer vault
on their property.

Note: For information on construction requirements for transformer vault installa-

tions, including design, construction, permitting and inspection, please consult
Regulation 21 or contact a PWP Utility Service Planner at (626) 744-4495.

It’s Your Responsibility

Ordinance 13.04.125 Private Underground Electric Vaults

Underground Electric Vaults.
“On reasonable notice, the department may enter upon private property to
inspect, repair or replace any private underground electrical vault. It shall be
the duty of the owner of a private underground vault to: i) make the vault
freely accessible to department employees; ii) maintain the vault in good
repair free from water or other unsafe conditions; and iii) comply with all
state and local regulations applicable to underground electrical vaults. Any
vault which fails to meet these requirements is hereby deemed a nuisance
per se.”

What Does that Mean?

It means that a vault owner is responsible for keeping the vault in a safe
condition and that a Pasadena Water and Power Department employee
must be able to get to the vault for inspection or equipment maintenance (if
necessary) at any time. Both state and local entities have regulations with
which you need to be familiar and in compliance.

2
A Guide for Private Property Vault Owners

Property Owner Responsibilities:

Power distribution equipment and Maintain free and safe access
the protective enclosures that house and exit for PWP employees
it must be inspected regularly by and contractors
PWP employees and contractors
and repaired as necessary. To be PWP must be allowed to in-
able to do this safely and efficiently, spect the vault and/or conduct
private property vault owners need maintenance on the equipment
to help out by making sure that their inside the vault at any time,
vaults are accessible and free of haz- without hindrance.
ardous conditions. No locks other than those be-
Ensure appropriate signage is longing to PWP may be placed
posted on the vault.

Vault must be clearly marked PWP provides locks; the cus-

with signage indicating that high- tomer is responsible for provid-
voltage equipment is housed ing the lock hasps.
within. PWP installed locks may not be
Any high-voltage conduits be- cut, damaged, or removed for
tween PWP’s manhole and the any reason and no one other
vault that pass through a build- than PWP employees or con-
ing must have permanent signs tractors are allowed to enter
attached indicating "High Volt- or access the vault.
age." (Such conduits must be Make sure that no structures,
encased in a 3-inch envelope of landscaping or other obstruc-
red concrete.) tions are placed on, over, or in
PWP provides the signage that front of any transformer
must remain in place at all vaults or enclosures
times.
Surrounding plants, trees and/
Note: If your signage has been sto- or shrubs must be kept trim so
len, damaged or needs to be re- as to not block access to the
placed, contact the PWP Under- transformer vault.
ground Distribution Division at
Keep in mind that there must be
(626) 744-4467 and let us know
enough space around the vault for
that you would like replacement
PWP to be able to drive a truck
signage for your vault. We’re here
with a crane up to the transformer
to help.

3
Maintaining Your Underground Electric Vault

vault in the event that there are any rected away from the vault — this is
heavy parts that need to be moved highly dangerous
or removed. (A transformer can
Do Not allow foreign pipes or
weigh thousands of pounds!) This
any other objects to pass
means that a minimum of 5ft. clear-
through the vault
ance is needed around the vault.
Be responsible for general
Never use the vault for stor-
vault maintenance required to
age of any kind
ensure vault integrity
No items shall be stored inside
Make sure that the vault is ade-
the vault or block access to the
quately ventilated and that there
electrical equipment inside the
is nothing blocking ventilation
vault
ducts. If ventilation ducts are
Ensure vault integrity so that blocked, this may result in over-
the equipment inside can re- heating of the transformer,
main dry. For example: which can lead to a disruption of
service
No fire sprinklers can be placed
inside the vault Maintain high and low voltage
conduits via a privately retained
Garden sprinkler systems should contractor or by contacting
not spray into the vault PWP to request service.
Vault ducts are designed to keep (Service provided by PWP will
rainwater out, but manmade water be billed to the vault owner at
devices and runoff should be di- the cost of labor and materials.)

What if My Vault Isn’t In Compliance?

Noncompliant Vaults, Remediation and Code Enforcement
Pasadena Ordinance 13 .04 .125 Private Underground Electric Vaults.
Section 1, Paragraph B of this ordinance states:

“In event the condition of a private underground vault does not meet the
requirements set forth in subsection A, the department may proceed with
code enforcement proceedings pursuant to Chapters 1 .24, 1 .26 or 1 .30 of
the Pasadena Municipal Code . The department may also, in its discretion,
remediate the condition of any private underground vault. Prior to such

4
A Guide for Private Property Vault Owners

remediation, the department shall notify the vault owner of the problems to
correct and the time for correcting them. If the problems are not timely
corrected, the department shall notify the vault owner of the department's
proposed solutions to the problems and the department's cost to complete
them. The vault owner shall have the right to contest the department's pro-
posed action by filing an administrative appeal with the general manager of
the department no later than ten days from the date set forth on the de-
partment's notice. In event an appeal is not
timely taken, the department's proposed action “...the department
shall be the final administrative decision and no shall do the neces-
resort to the courts may be taken therefrom sary work and the
due to failure to exhaust remedies.“ costs related to any
such work will be
Simply stated, PWP will give private property
billed back to the
vault owners written notification that they have
property owner.”
10 days to correct any issues. If the problems
are not addressed to the satisfaction of a PWP
inspector on subsequent inspection, the department shall do the necessary
work and the costs related to any such work will be billed back to the prop-
erty owner. (In the event that unsafe conditions are found, PWP has the
right to interrupt service.)

5
Maintaining Your Underground Electric Vault

Do I Have to Pay for Repairs Made by PWP?

Yes, you must pay for any and all repairs made by PWP to bring your vault
to compliance. The cost of labor and materials will be billed back to you, as
incurred by PWP.

Not paying the full cost for repairs made to the vault by PWP in a timely
manner may result in shut-off of electrical service to the premises served
by the privately owned transformer vault. Proceedings to recover costs
incurred by PWP in the remediation of issues with the vault may also be
brought against the vault owner.

Privately owned vaults are regulated by state and local codes and, because
of the seriousness of the potential hazards posed by non-compliant vaults, in
extreme cases, violations may be prosecuted as misdemeanors. .

Vault Owner’s Checklist

Regularly “inspect” your own vault
Make sure there is no water, such as sprinkler systems, that can get
into the enclosure and in contact with the equipment inside (vaults are
designed to protect against weather conditions, such as rain)
See to it that there are no access restrictions (5ft clearance around the
vault)
Clear any debris from vault ventilating ducts
Note any cracks in the vault structure (and contact PWP if you find
any)
Keep the area clear of any objects that are not related to the vault or
transformer equipment
Cut back any trees, shrubs or other landscaping (do not put anything
on top of the vault)
When in doubt, contact the PWP Underground Distribution Division at
(626) 744-4467
… and be sure to promptly comply with any notice of unacceptable vault
conditions you may receive from PWP.
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A Guide for Private Property Vault Owners

California Public Utilities Commission Mandates

Regular Inspections of Electric Distribution Facilities
California Public Utilities Commission (CPUC) General Order 165, in
effect since March 1, 1977, lays out the requirements for inspections of
distribution facilities.

According to this order, electric utilities, like PWP, are to conduct regu-
lar inspections of facilities “as necessary, to assure reliable, high-quality
and safe operation, but in no case may the period between inspections
(measured in years) exceed the time specified…”

PWP has adopted Order 165 and therefore inspects its urban transform-
ers at least annually by patrol (visual inspection) to identify any obvious
structural issues and hazardous conditions. A detailed inspection is con-
ducted at least every three years. A detailed inspection involves actually
entering the vault and inspecting the transformer equipment up close.

Using a detailed inspection form, PWP documents items such as:

• Vault number, location and type

• Ambient temperature of the vault

• General condition of the vault and compliance with standards,

including:

 signage, cover, exhaust fans, vents, walls, ceiling,

floor, sump pump, light/plugs, proper work space,
etc.

• List of transformer equipment and type

• Condition of the transformer equipment, including:

 temperature, oil leaks, rust, overload, grounding, etc.

• Any required corrective action and schedule for response/

completion

These regular inspections are critical to PWP’s ability to provide the safest
most reliable service.

7
Maintaining Your Underground Electric Vault –
A Guide for Private Property Vault Owners

Pasadena Water and Power

Power Delivery Services
1055 E. Colorado Blvd., Suite 350
Pasadena, CA 91101-2437
Phone: (626) 744-4153

Check us out on the Web!

www.pwpweb.com

For More Information or Questions

Electronic versions of the City of Pasadena Municipal Code, PWP Electric
Service Requirements: Regulation 21 and Pasadena City Ordinance
13.04.125, are available on the web. Just follow the links.

♦ PWP Homepage:
www.pwpweb.com

♦ Rates and Service Requirements (Regulation 21):

www.cityofpasadena.net/waterandpower/aboutpwp_regulations.asp

♦ City of Pasadena Municipal Code:

www.cityofpasadena.net/cityclerk/municipalcode.asp

♦ Pasadena City Ordinance 13.04.125:

www.ordlink.com/codes/pasadena/
(click on Title 13 and then navigate to 13.04.125)

♦ CPUC’s General Order 165:

www.cpuc.ca.gov/PUBLISHED/Graphics/617-2.PDF

You can also call the PWP Power Delivery Services main office at (626)
744-4153 if you have any questions.