When Pennsylvania landowners think about pipeline agreements, they often focus on the buried pipeline itself.
That is understandable, but it can be incomplete.
Many pipeline agreements involve more than an underground line. They may also authorize above-ground facilities such as gas valves, meters, pig launchers, pig receivers, fencing, signs, access roads, communication equipment, compressor-related equipment, and other installations.
These above-ground facilities can have a major impact on the property.
They may affect appearance, access, future development, farming, hunting, residential enjoyment, safety concerns, property value, and long-term maintenance activity. Before signing any Pipeline Right-of-Way Agreement, Pipeline Addendum, or related agreement, Pennsylvania landowners should carefully review whether above-ground facilities are permitted and under what terms.
A Pipeline Agreement May Involve More Than Buried Pipe
A landowner may believe the company is only requesting permission to install one buried pipeline across a defined strip of land.
However, company-drafted agreements may contain broad language allowing related facilities.
Those facilities may include:
- above-ground valves;
- meter stations;
- pig launchers;
- pig receivers;
- signs;
- fencing;
- cathodic protection equipment;
- communication equipment;
- electric equipment;
- access roads;
- compressor-related facilities;
- and other surface installations.
A landowner should never assume that a “pipeline easement” means only buried pipe.
Why Above-Ground Facilities Matter
Above-ground facilities can be more disruptive than the pipeline itself.
A buried pipeline may be largely invisible after construction. Above-ground facilities may remain visible and accessible for decades.
They can affect:
- views;
- noise;
- traffic;
- property aesthetics;
- residential use;
- farming operations;
- timbering;
- hunting;
- development plans;
- access control;
- safety concerns;
- and marketability.
For some landowners, the most burdensome part of the agreement is not the buried line, but the permanent surface installation that remains after construction.
Gas Valves
Gas valves may be installed along a pipeline route for operational or safety purposes.
A valve site may involve:
- above-ground equipment;
- fencing;
- signage;
- access roads;
- periodic inspections;
- maintenance activity;
- and restrictions around the facility.
Landowners should determine whether the proposed agreement allows valve sites and where they may be located.
If valves are permitted, the agreement should address:
- exact location;
- size of the site;
- access rights;
- fencing requirements;
- screening;
- maintenance obligations;
- compensation;
- and restoration.
A valve should not be installed anywhere the company chooses without specific written limits.
Meter Stations
Meter stations may involve larger surface impacts.
A meter station may include equipment used to measure gas flow, pressure, volume, or other operational data. Depending on the project, a meter station may require fencing, access, electrical service, communication equipment, and regular company access.
Meter stations can affect:
- appearance;
- noise;
- access;
- future development;
- and property value.
A landowner should not agree to meter station rights casually. If a meter station is proposed, it should be treated as a separate negotiated facility with separate compensation and specific location controls.
Pig Launchers and Pig Receivers
Pig launchers and pig receivers are facilities used in pipeline maintenance and inspection. They allow the company to insert or remove devices that travel through the pipeline.
These facilities can involve:
- above-ground piping;
- fenced areas;
- truck access;
- maintenance activity;
- signage;
- and periodic operational events.
The term may sound technical, but the property impact can be very real.
If the agreement permits pig launchers or pig receivers, the landowner should carefully review:
- where they will be located;
- how large the facility area will be;
- whether fencing is required;
- how often access may occur;
- whether additional equipment is allowed;
- and what compensation is being paid.
Compressor-Related Facilities
Compressor-related facilities may create significant concerns involving noise, traffic, equipment, lighting, emissions, and long-term property impact.
A landowner should be extremely cautious before signing any agreement that permits compressor-related equipment or facilities.
Even if a full compressor station is not proposed, the agreement should be reviewed for language that may allow future installation of equipment associated with compression, pressure regulation, odorization, measurement, communication, or related operations.
If the landowner does not intend to allow those facilities, the agreement should clearly prohibit them.
Access Roads for Above-Ground Facilities
Above-ground facilities usually require access.
That access may be occasional, frequent, seasonal, emergency-related, or ongoing. A pipeline company may seek broad ingress and egress rights to reach valves, meter stations, pig launchers, pig receivers, or other equipment.
Access rights should be limited and clearly defined.
The agreement should address:
- where access may occur;
- whether existing roads may be used;
- whether new roads may be built;
- road width;
- gates;
- locks;
- maintenance obligations;
- dust control;
- speed limits;
- restoration;
- and whether access rights continue permanently.
Uncontrolled access can expand the practical burden of the easement far beyond the facility site itself.
Location Control Is Critical
The location of above-ground facilities may be the most important issue.
Facilities should not be located near:
- homes;
- barns;
- building sites;
- driveways;
- recreational areas;
- water supplies;
- ponds;
- streams;
- valuable timber;
- or areas planned for future development.
The agreement should include detailed maps and exhibits showing the exact location of each facility.
Landowners should avoid language allowing the company to relocate or add facilities without written consent and additional compensation.
Compensation Should Be Separate and Specific
A payment for a pipeline easement may not fairly compensate the landowner for above-ground facilities.
Above-ground installations can create a different and greater burden than buried pipe.
Landowners should consider whether separate compensation should be paid for:
- valve sites;
- meter stations;
- pig launchers;
- pig receivers;
- access roads;
- fenced areas;
- electric or communication equipment;
- and future expansion.
A single lump-sum payment may be inadequate if it covers broad facility rights without clearly identifying what is included.
Future Expansion Rights Should Be Limited
Many pipeline agreements contain language allowing additional or related facilities in the future.
That can be dangerous.
A landowner should avoid granting broad rights for future:
- valves;
- meters;
- pigging facilities;
- compressor-related equipment;
- additional pipelines;
- electric lines;
- communication lines;
- access roads;
- or expanded fenced areas.
If future facilities are allowed at all, they should require:
- prior written consent;
- specific location approval;
- additional compensation;
- and separate negotiated terms.
Future rights should not be given away in the original agreement without careful limits.
Fencing, Screening, and Appearance
Above-ground facilities may remain visible for decades.
The agreement should address whether the company must install:
- fencing;
- gates;
- locks;
- landscaping;
- screening;
- or other visual protections.
For residential or recreational properties, appearance may be a major concern. Even on agricultural or timberland properties, fencing and facility location may interfere with property use.
The agreement should define what the company may install and what it must maintain.
Noise, Lighting, and Operational Impacts
Some above-ground facilities may involve operational impacts beyond visual appearance.
Depending on the facility, landowners should consider:
- noise;
- lights;
- truck visits;
- venting;
- odors;
- safety concerns;
- and emergency access.
If the agreement does not restrict these impacts, the landowner may have limited protection later.
Specific limits should be negotiated where appropriate.
Maintenance and Inspection Rights
Above-ground facilities require ongoing inspection and maintenance.
The agreement should address:
- how often the company may enter;
- whether notice is required;
- what access routes may be used;
- whether emergency access is treated differently;
- and how damage from maintenance activity will be repaired.
The landowner should not grant unlimited access over the entire property when access to a defined route would be sufficient.
Property Value and Future Development
Above-ground facilities may affect future property value and marketability.
A future buyer may be concerned about:
- visible equipment;
- fenced areas;
- safety issues;
- access roads;
- title encumbrances;
- restrictions on development;
- and company maintenance rights.
A landowner considering future sale, subdivision, residential development, or commercial use should pay special attention to above-ground facility language.
Above-Ground Facilities and Easement Width
The permanent easement width may not fully describe the land burden if above-ground facilities are authorized.
A pipeline company may claim rights within the easement area and also seek additional areas for facilities, access, fencing, or workspace.
The agreement should clearly identify:
- permanent easement width;
- temporary workspace;
- facility sites;
- access routes;
- and any additional areas subject to company rights.
The landowner should evaluate the total burden, not just the stated easement width.
Restoration and Removal Obligations
If above-ground facilities are removed, replaced, abandoned, or no longer used, the agreement should state what happens.
The landowner should consider whether the company must:
- remove equipment;
- remove fencing;
- restore the site;
- repair roads;
- regrade disturbed areas;
- reseed or replant;
- and record a release if rights terminate.
Without removal and restoration language, unused facilities or facility rights may continue to burden the property.
Termination of Unused Facility Rights
Landowners should consider negotiating termination language for unused facility rights.
If the company does not install a facility within a defined time, or if a facility is no longer used for a defined period, the landowner may seek termination and release of those rights.
Unused pipeline rights should not burden property forever without purpose.
Do Not Rely on Verbal Statements
A landman may say:
- “There will not be any above-ground equipment.”
- “This is only a buried pipeline.”
- “The valve is small.”
- “We probably will not need that right.”
- “This is standard language.”
If the issue matters, it should be addressed in the written agreement.
Landowners should not rely on verbal statements that conflict with broad written rights.
Questions Pennsylvania Landowners Should Ask
Before signing any pipeline agreement, landowners should ask:
- Does the agreement allow above-ground facilities?
- What specific facilities are permitted?
- Where will they be located?
- Are detailed maps attached?
- Are valves, meters, pig launchers, or pig receivers allowed?
- Are compressor-related facilities prohibited?
- Is separate compensation provided?
- Are future facilities allowed?
- Are access roads limited?
- Are fencing and screening addressed?
- Are noise and lighting issues restricted?
- What maintenance rights does the company have?
- What happens if the facilities are no longer used?
- Must the company remove unused equipment?
- Does the agreement require restoration and release?
These questions should be answered before signing.
Speak With a Pennsylvania Pipeline Attorney Before Signing
Above-ground pipeline facilities can significantly affect a Pennsylvania property. A pipeline agreement should be reviewed not only for compensation and easement width, but also for valves, meter stations, pig launchers, pig receivers, access roads, future facilities, and long-term property restrictions.
At The Clark Law Firm, PC, Attorney Doug Clark represents Pennsylvania landowners and gas-rights holders only. He does not represent pipeline companies.
If you received a Pipeline Right-of-Way Agreement, Pipeline Addendum, Pipeline Option Agreement, Gas Valve Agreement, Meter Station Agreement, Pig Launcher/Receiver Agreement, or related document, contact PipelineAttorney.com before signing.
Frequently Asked Questions About Above-Ground Pipeline Facilities in Pennsylvania
Can a pipeline agreement allow above-ground facilities?
Yes. Some pipeline agreements may authorize valves, meter stations, pig launchers, pig receivers, signs, fencing, access roads, or other surface installations.
Should above-ground facilities be compensated separately?
Often, yes. Above-ground facilities may create additional property burdens beyond the buried pipeline and should be separately considered in compensation negotiations.
Can a landowner prohibit compressor-related facilities?
A landowner may seek to prohibit or strictly limit compressor-related facilities through negotiated agreement language.
Why are facility maps important?
Maps and exhibits help define exactly where facilities, access roads, work areas, and easements will be located.
What happens if a pipeline facility is no longer used?
The agreement should address removal, restoration, termination, and release obligations for unused or abandoned facilities.
