Landlord gas safety certificates — the rules, plainly

The legal requirement

Under the Gas Safety (Installation and Use) Regulations, a landlord must ensure that every gas appliance, flue and installation pipework in a rented property is checked for safety at least every 12 months by a Gas Safe registered engineer. The resulting record is commonly called a CP12 or a Landlord Gas Safety Record.

You must give a copy to existing tenants within 28 days of the check, and to any new tenant before they move in. Records must be kept for at least two years.

The 28-day rule that saves you money

You can have the annual check carried out up to two months before the expiry date and keep the original renewal date, rather than resetting the clock. This is genuinely useful: it means you can book early, work around tenant availability, and group multiple properties into one visit without losing days off the certificate.

If you let the certificate lapse entirely, the new date runs from the new check, and you have been non-compliant in the meantime.

What the engineer checks

A gas safety check is not a service, though the two are often booked together. The check covers:

• That each appliance is burning correctly, with gas burning pressure and heat input within tolerance
• That the flue or chimney is clearing products of combustion safely
• That there is adequate permanent ventilation for each appliance
• That safety devices operate correctly
• Visual inspection of the installation pipework where accessible
• Identification of any appliance classified as At Risk or Immediately Dangerous

If something fails

An appliance found Immediately Dangerous will be disconnected with your permission and labelled, and the gas supply to it capped. An At Risk appliance will be turned off and should not be used until the fault is corrected. In both cases you receive a warning notice alongside the record.

A failed check does not put you in breach on its own — leaving it unrepaired and continuing to let does. Book the remedial work promptly and get a fresh record once it is complete.

Access problems

If a tenant refuses access, you are still responsible for the duty, so you must be able to show you took all reasonable steps. That means written requests, repeated attempts, a clear explanation that the visit is a legal safety requirement, and a documented record of every attempt. Keep copies of everything.

Most tenancy agreements include an access clause with reasonable notice. In practice, the great majority of access issues are solved by offering an evening or Saturday appointment rather than a weekday morning.

Landlord gas safety certificate rules — common questions

Do I need a certificate if the property has no gas?

No. If there are no gas appliances, pipework or flues, there is nothing to check. Electrical safety requirements still apply separately.

Does a gas safety check include a boiler service?

No, they are separate. A check confirms safety; a service cleans and maintains the appliance. Booking both together is usually cheaper than two visits.

Are tenant-owned appliances covered?

The landlord is responsible for the flue and installation pipework serving them, but not for maintaining an appliance the tenant owns.

Read next

• EPC rules for landlords — Letting a property below the minimum EPC standard risks a penalty. Here is the rule, the exemptions, and how to plan around it.
• How long does an EPC last? — An EPC lasts ten years from the date it is lodged — but there are several situations where the one you have is no longer any use to you.

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