Guide to landlord gas safety

As a landlord, gas safety is a legal requirement and an important part of protecting your tenants. This guide covers the key things to know about gas safety checks, your responsibilities, and how to stay compliant.

A Gas Safety Certificate, also known as a CP12, is a legal requirement for all landlords in the UK. It confirms that the gas appliances in your rental property have been checked by a qualified Gas Safe registered engineer, and confirms that appliances are safe, compliant, and functioning properly.

Landlords’ gas safety responsibilities are set out in the Gas Safety (Installation and Use) Regulations 1998. The law aims to keep gas appliances, fittings, and flues provided for tenants safe.

As a landlord, your key responsibilities include:

All gas appliances and flues need an annual gas safety check, which should always be carried out by a suitably qualified Gas Safe registered engineer. These checks confirm that gas fittings and appliances are safe to use.

Similar to an MOT for a car, regulations introduced in 2018 mean you can arrange your gas safety check up to two months before your current certificate expires without losing its original expiry date.

Appliances owned by your tenants aren’t your direct responsibility, although it’s still up to you to check the safety of any connecting flues, unless they’re solely connected to the tenants’ appliance.

You can read more about how to tell if a gas appliance is unsafe on our blog.

You must give your tenant a record of the annual gas safety check within 28 days of the check being completed, or to new tenants before they move in.

You must also keep copies of the Gas Safety Record for at least two years, though it’s considered best practice to keep them until at least two further checks have been completed.

The Gas Safety Record must contain:

• A description and location of each appliance and/or flue that has been checked
• The name, registration number, and signature of the engineer who carried out the check
• The date on which the appliance and/or flue was checked
• The address of the property where the appliance and/or flue is installed
• The name and address of the landlord, or their agent where appropriate
• Any defect identified, and any action required or taken to fix it
• Confirmation of the results of operational safety checks carried out on the appliances

When it comes to maintenance, pipework, appliances, and flues must be kept in a safe condition. Gas appliances should also be serviced in line with the manufacturer’s instructions.

If these aren’t available to you, it’s recommended that they’re serviced annually, unless a Gas Safe registered engineer advises otherwise.

There are no formal requirements to keep maintenance records, but you should be able to show that you’ve regularly maintained the pipework, appliances, and flues, and completed any required repairs.

The cost of a landlord gas safety check can vary depending on the Gas Safe registered business you choose. It’s advised that you get at least three quotes before arranging the check, so you can compare prices and services.

You can find a registered business in your local area on the Gas Safe Register.

A Gas Safe registered engineer will inspect gas appliances and pipework to check they’re safe, properly installed, and working correctly. This typically includes:

• Testing appliances for leaks
• Checking that gas is burning correctly
• Inspecting flues and ventilation
• Checking appliance operating pressure and heat input
• Checking for any signs of unsafe operation

Yes. As a landlord, you’re legally required to hold a valid gas safety certificate for your rental property, and it needs to be renewed every year.

If you don’t have one, you could face financial penalties and, in more serious cases, legal action. Tenants could also be put at risk from unsafe appliances.

If a tenant has their own gas appliance that you didn’t provide, you’re generally responsible for the pipework and any flues, but not for gas appliances owned solely by the tenant.

However, it’s your responsibility to make sure your tenants know where to turn off the gas and what to do in the event of a gas emergency.

If you’re concerned about tenants denying access for checks or maintenance, it may be worth considering including a clause in your tenancy agreement that allows you access. It’s also advised giving written notice to a tenant requesting access and explaining the reason, and to keep a record of any action taken in case a tenant refuses.

The Gas Safety Regulations also place several important responsibilities on both landlords and tenants, including:

• No person searching for a gas escape should use any source of ignition, such as a match or lighter
• No alterations should be made to any premises that could adversely affect the safety of a gas fitting, such as installing or removing a window, air bricks, or extractor fans, or putting extra weight on a hidden pipe
• Nothing should be done that could affect a gas fitting, flue, or means of ventilation in a way that could create a danger to any person
• Combustible material should not be stored in any meter box
• Any person disconnecting a gas fitting must seal off the outlet pipe
• No person should carry out gas work unless they are competent to do so
• No person should install a meter in a locked box without supplying a key

Yes. Since 1 October 2022, landlords in England must ensure a carbon monoxide (CO) alarm is equipped in any room used as living accommodation that contains a fixed combustion appliance, such as a gas boiler or fixed gas fire. Gas cookers are excluded from this requirement in England.

As a landlord, you must also ensure each alarm is working on the day a new tenancy begins. You can find further guidance here.

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Below are some frequently asked questions about gas safety for landlords.

Please note that these frequently asked questions are not a substitute for the policy wording. For full terms and conditions, please see the policy documentation.

A Gas Safe registered engineer will test appliances for leaks, check they’re burning gas correctly, inspect flues and ventilation, and confirm appliances are operating safely and at the right pressure.

Radiators aren’t usually included in a standard gas safety check. The check focuses on gas appliances such as boilers and gas fires, rather than the central heating distribution system.

If a gas safety inspection identifies a problem, the engineer will advise on what needs to be fixed. As a landlord, failing to address issues could lead to financial penalties and legal consequences, and could put your tenants at risk.

It depends on the provider and the number of appliances, but a gas safety check will usually take between 30 and 60 minutes.

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited trading as Just Landlords accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.