Gas safety certificates: the annual check landlords really can't skip

Last time out we covered EICRs — the electrical inspection that catches a surprising number of landlords off guard. This time, as promised, we're turning to gas safety certificates. And if EICRs were the one people sometimes forget about, gas safety certificates are the one people occasionally think they can put off. They can't. Here's why.

What is a gas safety certificate?

Formally it's known as a CP12, though most people just call it a gas safety certificate or gas safety record. It's the document produced by a Gas Safe registered engineer after an annual inspection of all the gas appliances, pipework, and flues in your rental property. The engineer checks that everything is operating safely, within manufacturer tolerances, and poses no risk to the people living there.

The key word in that last sentence is annual. Unlike an EICR, which is every five years, a gas safety check must be carried out every twelve months without exception.

Is it a legal requirement?

Absolutely. Under the Gas Safety (Installation and Use) Regulations, every landlord letting a property with gas appliances must have a valid gas safety check carried out by a Gas Safe registered engineer each year. It's been the law for decades, and enforcement has only tightened.

Once the check is done, you must provide a copy of the certificate to your existing tenants within 28 days. New tenants must receive a copy before they move in.

What does it cover?

The engineer will inspect all gas appliances in the property — boiler, gas hob, gas fire if there is one — along with the pipework connecting them and any flues or ventilation routes. They're checking that everything is in safe working order, that combustion products are being safely expelled, and that there are no leaks or risks of carbon monoxide exposure.

It does not cover appliances the tenant owns and brought themselves. It covers what's in the property as part of the let.

The two-month rule — a useful detail

Here's something that catches landlords out in a good way once they know it. You're allowed to carry out the annual gas safety check up to two months before the existing certificate expires — and crucially, you don't lose the original expiry date when you do. So if your certificate runs until October, you can have the check done in August and the new certificate will still expire the following October, not August. It gives you flexibility to book ahead without losing ground on your renewal cycle.

What happens if you don't comply?

This is where gas safety gets serious in a way that sets it apart from some other compliance requirements. Failure to carry out or record the annual check is a criminal offence — not just a civil penalty. The Health and Safety Executive can prosecute landlords, and the courts can impose unlimited fines and, in serious cases, up to six months' imprisonment.

Beyond that, if you can't produce a valid gas safety record, you're also blocked from serving a valid Section 8 notice — meaning non-compliance can directly prevent you from regaining possession of your property when you need to.

It's also worth knowing that some landlord insurance policies are invalidated by a lapsed gas safety certificate. So if something goes wrong in a property without a valid certificate, you may find yourself without cover at exactly the moment you need it most.

What we can do

We're fully Gas Safe registered, which means we can carry out your annual gas safety check and issue the certificate directly. We can also handle any remedial work identified during the inspection — from minor adjustments to boiler repairs or replacements — so you're not left chasing multiple contractors to get back into compliance.

If you've got a certificate coming up for renewal, or you're not entirely sure when it's due, give us a call on 020 7993 8277 or drop us a line at info@lapps.co.uk. We'll get it sorted.

The compliance series so far

We've now covered EICRs and gas safety certificates as part of our short series on landlord compliance. If you missed the EICR post, it's on the blog — and yes, we also touched on Renters' Rights Act and Awaab's Law in the posts before that. We'll keep adding to this series as legislation continues to move, so watch this space.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. Regulations can change and individual circumstances vary — we recommend seeking advice from a qualified professional if you have specific concerns about your legal obligations as a landlord. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.