How Often Do Landlords Need a Gas Safety Certificate?
Landlords need a gas safety check on every gas appliance, fitting and flue they provide at least once every 12 months. A Gas Safe registered engineer has to carry out the check. Existing tenants must get a copy of the record within 28 days, and new tenants must get one before they move in.
The check can be done up to two months early without losing your renewal date, so if a check is due in November, you can book it for September and the next one is still due the following November.
The document is officially called a Landlord Gas Safety Record. Most people still call it a CP12, which was the name of the old CORGI form. Both names mean the same thing.
How the 12-month cycle and the two-month early window work
Since the Gas Safety (Installation and Use) (Amendment) Regulations 2018, a check done 10 to 12 months after the last one keeps the original anniversary date. That stops your renewal date getting earlier every year just because you booked ahead.
| Last check | Next check due by | Book early from | Date the following check is due |
|---|---|---|---|
| 15 November 2025 | 15 November 2026 | 15 September 2026 | 15 November 2027 |
| 15 November 2025 | 15 November 2026 | Done 1 August 2026 (more than 2 months early) | Resets to 1 August 2027 |
In practice, aim to book in the ninth or tenth month. That gives you time to rearrange if a tenant cancels, and you can still fix a failed appliance before the deadline.
A new appliance also needs checking within 12 months of being installed. The 2018 rules let you line a new appliance up with the rest of the property’s check date by pushing its first check back by up to two months, but this can only be done once per appliance.
What the gas safety check covers
The engineer checks each gas appliance, the flue and the associated pipework that you, as the landlord, provide. That usually means:
- the boiler
- a gas hob or cooker, if it belongs to the landlord
- a gas fire, if there is one
- the flues serving those appliances
- the gas installation pipework
On each appliance, the engineer is looking at whether it’s burning gas safely, whether combustion products are being cleared properly through the flue, whether there’s enough ventilation, and whether the safety devices work. They’ll also do a tightness test on the installation pipework. The results for each appliance go on the record, along with any defects and what was done about them.
Tenant-owned appliances are different. If a tenant brings their own gas cooker, you’re not responsible for the appliance itself, but you are still responsible for the pipework supplying it. A lot of landlords ask the engineer to look at the tenant’s appliance at the same visit anyway. It costs very little extra and removes an obvious risk.
A gas safety check is not a boiler service
This is where landlords most often get caught out. A gas safety check confirms the appliances are safe on the day. A service is maintenance: cleaning, adjusting and replacing worn parts to keep the boiler reliable and efficient.
| Gas safety check | Boiler service | |
|---|---|---|
| Purpose | Confirms appliances, flues and pipework are safe to use | Keeps the boiler working reliably and efficiently |
| Legal requirement for landlords | Yes, every 12 months | Landlords must keep gas appliances maintained; manufacturers usually require an annual service to keep the warranty valid |
| Covers | All landlord-provided gas appliances and flues, plus the pipework | Usually just the boiler |
| Paperwork | Landlord Gas Safety Record | Service record / benchmark entry |
The law requires both a yearly safety check and ongoing maintenance, so most landlords book them together at one visit. That means one access appointment with the tenant instead of two.
Deadlines for tenant copies and record keeping
Once the check is done:
- Existing tenants: give them a copy within 28 days of the check.
- New tenants: give them a copy before they move in. A record that’s less than 12 months old can be passed on to a new tenant. You don’t need a fresh check just because the tenancy has changed.
- Your own records: keep each record for at least two years.
A digital copy is fine as long as the tenant can access it and you can produce it if asked. Keep it somewhere you’ll be able to find it quickly. If there’s ever a dispute or an HSE enquiry, that record is your evidence.
What happens if an appliance fails the check
A failed item doesn’t mean the whole property fails. The engineer records the fault against that appliance and classifies how serious it is, using the industry’s unsafe situations procedure:
- Immediately Dangerous: the appliance is a real risk to life or property right now. With your or the tenant’s permission, the engineer will disconnect it and label it not to be used.
- At Risk: there’s a fault that could become dangerous. The engineer will normally turn the appliance off and advise you not to use it until it has been repaired.
- Not to Current Standards: it’s not dangerous, but it doesn’t meet today’s standards. You’ll be told about it, but it can usually stay in use.
The record should be issued once the check is finished, with the defects noted. It shouldn’t be held back until the repair is done. As the landlord, it’s then down to you to arrange the repair and keep a note of what was done. If it’s the boiler, the tenant may be left without heating or hot water, so it helps to have repairs quoted and booked quickly.
If a tenant won’t let the engineer in
You can’t force entry to do a gas safety check. The law expects you to take all reasonable steps to get access. HSE guidance suggests making at least three attempts and keeping a written record of each one, for example:
- Arrange the appointment in writing and explain why the check is a legal requirement.
- If they miss it or refuse, offer another date and put that in writing too.
- Try a third time, and keep copies of every letter, email and text.
That trail of evidence is what shows you did what you could. If access still isn’t possible, get advice from a landlord association or a solicitor on the next steps under your tenancy agreement.
Penalties for missing the check
Failing to arrange a gas safety check is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998, and it’s enforced by the Health and Safety Executive. HSE says breaches can lead to a substantial fine and/or a prison sentence. It can also cause problems with insurance and with your local council’s view of the property.
The more common risk is less dramatic: a lapsed record discovered at a change of tenancy or during a dispute. A simple renewal diary avoids both.
Carbon monoxide alarms go alongside the check
In England, private landlords must fit a carbon monoxide alarm in any room used as living accommodation that has a fixed combustion appliance, such as a boiler or gas fire. Gas cookers are the exception. The alarm has to be checked at the start of each new tenancy. It isn’t formally part of the gas safety check, but many engineers will test the alarm while they’re there, and it’s a sensible thing to ask for.
Managing checks across more than one property
If you’ve got several rentals across Greater Manchester, Cheshire or Lancashire, the admin can get messy fast. A few habits help:
- One spreadsheet (or a letting agent’s system) with every property’s expiry date, plus a reminder at the 10-month mark.
- Line up dates gradually by using the two-month early window, so properties in the same area can be done on the same day.
- Combine the check with the boiler service at each visit.
- Check your agent’s contract. You can hand the job to a letting agent, but the management agreement has to say clearly who’s responsible for arranging it.
FAQs
Do I need a new gas safety certificate when a new tenant moves in?
No. If the current record is less than 12 months old, give the new tenant a copy before they move in. The next check is still due on the existing anniversary date.
Does a property with no gas need a gas safety certificate?
No. If there’s no gas supply and no gas appliances, there’s nothing to check. Electrical safety has its own separate requirements, though. In England, private landlords need an electrical installation inspection at least every five years.
Does the rule apply to holiday lets and lodgers?
Yes. The landlord duties cover holiday lets and rooms let to lodgers, as well as standard tenancies. If you let a room in your own home, the gas appliances you provide still need an annual check.
How long does a gas safety check take?
For a typical house or flat with a boiler and a hob, it’s usually under an hour. It takes longer if there are more appliances or if a fault turns up.