If you rent out a property with gas appliances in the UK, you need a valid gas safety certificate. There’s no way around it. This document—officially called a CP12 or landlord gas safety record—proves that a qualified engineer has checked your boiler, fires, and pipework and confirmed they’re safe for your tenants to use.

Getting this wrong can mean fines, criminal charges, and serious problems if you ever need to evict a tenant. Getting it right takes about an hour of your time once a year and costs less than a decent meal out.

This guide covers everything you need to know: what the certificate actually is, how much it costs, how to get one, and what happens if you don’t comply.

Answering your key questions upfront

Every UK landlord with gas in their rental property must have a valid annual gas safety certificate (CP12). This isn’t optional guidance—it’s a legal requirement under the Gas Safety (Installation and Use) Regulations 1998, and failing to comply is a criminal offence.

Here’s what you need to know before we go deeper:

• What is a landlord gas certificate? It’s a formal record proving that all gas appliances, flues, and pipework in your rental have been inspected and deemed safe. Only a gas safe registered engineer can issue one. The certificate confirms that your gas boiler, gas fire, cooker, and any other gas equipment have been checked according to safety regulations.
• How often must it be renewed? The gas safety certificate must be renewed annually—every 12 months without exception. Existing tenants must receive a copy within 28 days of each annual check. New tenants must receive a copy before the tenancy begins or on the day they move in.
• What are the legal risks of non compliance? Operating without a current CP12 is a criminal offence. You face a substantial fine of up to £6,000, up to 6 months’ imprisonment, and in England, you cannot serve a valid Section 21 notice without proof that you provided the certificate.
• At a glance example: If your CP12 was issued on 10 June 2024, it normally expires on 9 June 2025. Your next safety check must be completed by that expiry date to maintain continuous compliance.

What you should do today:

• Check the expiry date on your current gas safety record
• Book a gas safe registered engineer if you’re within 2 months of expiry
• Confirm your tenants have received a copy of the latest certificate
• Keep records for at least 2 years (best practice: keep them indefinitely)
• Verify your engineer’s credentials on the gas safe register website

What is a landlord Gas Safety Certificate (CP12)?

A CP12 is the specific gas safety record that landlords must obtain annually for rental properties. It’s not just a generic gas check—it’s a legally mandated document that proves you’ve met your obligations under UK law.

• The formal definition: A CP12 (often just called a gas safety certificate) is the official record produced after an annual gas safety check conducted under the Gas Safety (Installation and Use) Regulations 1998, regulation 36. It documents that a competent gas engineer has inspected all landlord-supplied gas appliances and confirmed their safety status.
• What appears on the certificate: The document includes the landlord’s name and contact details, the property address, the engineer’s name and Gas Safe registration number, the date of the gas safety inspection, a list of each appliance checked (with location and description), the results for each appliance, any defects identified, remedial actions required, and the date the next check is due.
• Multiple appliances, one certificate: A single gas safety check record can cover all gas appliances in one property. However, each appliance must be individually listed with its own assessment—marked as safe, unsafe, or requiring attention.
• Paper or electronic record: Both formats are legally valid. Many engineers now provide an electronic copy directly via email or through online portals. What matters is that all legally required information is present and that you can provide copies to tenants correctly.
• Gas service vs gas safety check: These are different things. A boiler service is a maintenance procedure following the manufacturer’s instructions to keep the appliance running efficiently. A gas safety check is a legal inspection focused purely on safety. Many landlords sensibly combine both in a single visit—the safety check fulfils your legal requirement while the service helps maintain the appliance and may be required by warranty terms.

Do landlords legally need a gas certificate?

Yes. If there’s any gas supply to your rental property, you almost certainly need an annual gas safety check and certificate. The law is clear on this.

• The legal basis: The Gas Safety (Installation and Use) Regulations 1998, regulation 36, places three core duties on landlords: maintain all gas appliances, flues, and installation pipework in safe condition; arrange annual safety checks by a gas safe registered engineer; and keep records of those checks for at least 2 years.
• Which properties are covered: The legal requirement applies to assured shorthold tenancies, HMOs (houses in multiple occupation), student lets, and virtually all residential rentals in England, Wales, and Scotland that have gas boilers, gas hobs, gas fires, or lpg appliances. If you’re renting out domestic premises with gas, you’re covered.
• The seven-year lease exemption: For fixed-term leases granted for over 7 years where the tenant takes on maintenance responsibility, the obligation may transfer to the leaseholder. However, this exemption rarely applies to standard buy-to-let properties. If you’re unsure about your individual circumstances, check your tenancy agreement carefully or seek legal advice.
• Owner-occupiers: If you live in your own home, you’re not legally required to have a CP12. However, you’re strongly advised to arrange regular maintenance and safety checks. Gas leaks and carbon monoxide poisoning don’t distinguish between renters and owners.
• Section 21 implications: In England, having provided a valid landlord gas safety certificate is a pre-condition for serving a Section 21 “no-fault” eviction notice. If you can’t prove you gave the tenant a current certificate before the tenancy began, your notice stating you want possession may be invalid. This has been tested in court—missing certificates can block or significantly delay evictions.

How much does a landlord Gas Safety Certificate cost?

Costs vary depending on location, the number of appliances, and whether you bundle the check with a boiler service. Here’s what to expect in 2024.

• Typical price ranges: In most UK areas, expect to pay £60–£90 for a basic gas safety check covering one boiler and one gas hob. For larger properties with additional gas fires or multiple appliances, prices rise to £90–£130. These figures are reasonable depending on your location and the engineer’s experience.
• Regional differences: London and the South East tend to be more expensive than the North of England, Wales, and Scotland. Winter prices may also be higher due to increased demand for heating-related services. Booking during spring or summer often means more availability and potentially lower costs.
• Extra appliances: Each additional gas appliance—such as a gas fire, second boiler, or standalone gas cooker—usually adds £10–£25 to the total. Make sure you declare all appliances when booking so the quote is accurate.
• Bundled landlord cover plans: Providers like British Gas and HomeServe offer landlord packages that include the annual gas safety check, boiler service, emergency call-outs, and parts/labour cover. These typically cost £12–£25 per month (roughly £150–£300 per year). For landlords with multiple properties or older boilers prone to breakdowns, these plans can offer value for money.
• Getting quotes: Always obtain at least three quotes from local gas safe registered engineers. Confirm exactly what’s included—some quotes cover only the safety check while others include a full service. Check whether VAT, call-out fees, or admin charges are extra, excluding bank holidays when emergency rates may apply.

How to get a landlord gas certificate step-by-step

Getting your gas certificates sorted isn’t complicated. Here’s the practical process laid out as simple instructions.

Step 1 – Confirm you actually have gas

Check your property for gas appliances: a gas boiler (combi, system, or regular), gas hob or cooker, gas fire, or LPG cylinders for rural properties. All of these must be declared when booking your check. If you’re unsure whether appliances are gas or electric, check for a gas supply pipe connected to the back.

Step 2 – Find a gas safe registered engineer

Use the official Gas Safe Register website to search for registered engineers in your area. When the gas engineer arrives, check their ID card. It should show their photo, licence number, expiry date, and the specific types of gas and appliances they’re qualified to work on. All our engineers should carry this card—if they don’t, don’t let them work.

Step 3 – Arrange access with your tenant

Give your tenant at least 24 hours’ written notice, as required by most tenancy agreements. Agree a specific time slot and offer flexibility where possible. Document your contact—keep copies of emails, texts, or letters. You cannot force entry except in a genuine emergency, so good communication is essential.

Step 4 – The inspection visit

On the day, ask the gas operative to perform both the legal gas safety check and, if you want, a boiler service. For an average two-bedroom property with a boiler and hob, the visit typically takes 30–60 minutes. The engineer will need clear access to all gas appliances and associated flues.

Step 5 – Receive your certificate

After the inspection, ensure you receive the CP12—paper or digital—on the same day or within 24 hours. Check that all required sections are completed correctly: your name, property address, engineer details, each appliance listed with its safety status, and the date for the next check. Query any missing or unclear information promptly before the engineer leaves or shortly after.

Step 6 – Provide copies and store records

Provide a copy to existing tenants within 28 days of the annual check. New tenants must receive the latest certificate before they move in or on the day the tenancy begins. Keep your own copy safely for at least 2 years—ideally backed up electronically and stored for the life of your property ownership.

What does the landlord gas safety check include?

Understanding what happens during the inspection helps you prepare and know what you’re paying for. The gas safety check is a systematic examination of all landlord-supplied gas equipment.

• Main technical checks: The qualified engineer performs visual inspections of appliances and flues, tests for gas leaks using electronic detectors, checks flue performance with spillage tests for open-flued appliances, verifies adequate ventilation, measures operating gas pressure and burner performance, and confirms that safety devices are working properly.
• Appliances typically checked: The inspection covers gas or LPG boilers, gas hobs and cookers, gas fires, and any other fixed combustion appliances supplied by the landlord. Water heaters, warm air units, and gas tumble dryers may also be included if present.
• Tenant’s own appliances: If your tenant has installed their own appliances—such as a portable gas cooker they brought with them—these are not your legal responsibility to check. However, you remain responsible for the associated installation pipework and gas supply that feeds those appliances. The pipework must still be confirmed as safe.
• Carbon monoxide risk assessment: Engineers assess carbon monoxide risk as part of every check. They may use flue gas analysers to measure combustion products and ensure the heat input and output are within safe parameters. High CO readings indicate dangerous incomplete combustion that must be addressed.
• Possible outcomes: After inspection, each appliance receives one of three classifications:
  • Safe: No issues found, appliance can continue in use
  • At Risk (AR): Non-urgent issues identified, advisory notes provided
  • Immediately Dangerous (ID): Serious safety hazard, appliance must be disconnected or turned off until repairs are completed

Carbon monoxide alarms and extra safety measures

Carbon monoxide is called the “silent killer” because you can’t see, smell, or taste it. Carbon monoxide leaks from faulty gas appliances have caused around 60 deaths annually in the UK, with many occurring in rented properties. Regulations now require landlords to take specific precautions.

• Legal requirements from October 2022: In England, landlords must install carbon monoxide alarms in any habitable room containing a fixed combustion appliance (such as a gas boiler or gas fire), excluding gas cookers. This requirement came into force on 1 October 2022 under updated safety installation and use regulations. Wales and Scotland have similar requirements.
• Alarm specifications: Carbon monoxide alarms must comply with British Standard EN 50291 and be installed according to the manufacturer’s instructions. Typically, this means mounting at head height (or ceiling-mounted) and at a set distance from the appliance—usually 1–3 metres horizontally.
• Shared responsibilities: Both the landlord and tenant have roles here. You must ensure alarms are present and working at the start of each new tenancy and replace faulty units or batteries when needed. Tenants should test alarms regularly (monthly is recommended) and report any issues promptly. Include this in your tenant explaining documents at move-in.
• Best practice beyond minimums: Consider fitting CO alarms in all rooms with gas appliances, including kitchens with gas cookers (even though not legally required). Replace alarms at the end of their typical 5–7 year lifespan—check the expiry date printed on each unit. A smoke alarm should also be fitted on each floor.
• Alarms don’t replace checks: Fitting a carbon monoxide alarm does not replace your legal requirement to carry out annual gas safety checks. Alarms are a second line of defence—they alert occupants to danger but don’t prevent it. Only regular inspections and maintenance and safety checks can identify problems before they become life-threatening.

Special situations: HMOs, long leases and sub-letting

Standard buy-to-let properties are straightforward, but some rental arrangements have additional considerations.

• HMOs (Houses in Multiple Occupation): All HMOs with 3 or more unrelated occupants must produce the current gas safety certificate to the local authority on request. Licensed HMOs typically must submit the CP12 with licence applications and renewals. Local authorities can take enforcement action and revoke licences for non compliance. Keep certificates readily accessible.
• Long leases: For leases granted for a fixed term of 7 years or more, responsibility for gas safety generally transfers to the leaseholder. However, this only applies if the lease explicitly transfers maintenance responsibility. Check the lease terms carefully—if you retain repairing obligations, you likely retain gas safety duties too. Periodic tenancies that have simply extended beyond 7 years don’t qualify for this exemption.
• Sub-letting: Where a head tenant sub-lets to others, the original landlord normally retains ultimate legal responsibility under regulation 36. Contracts between the head landlord and any intermediate landlords or managing agents should clearly allocate who arranges and pays for checks. Don’t assume someone else is handling it—verify in writing.
• Communal systems: In blocks of flats where boilers or flues are in communal areas but serve individual flats, the building owner or freeholder must ensure they’re maintained and checked annually. If you’re a landlord renting out a flat in such a building, request evidence of the communal gas safety inspection from the freeholder or management company. You need this for your own records.
• Implied tenancies: Accommodation linked to employment—such as for caretakers, pub managers, or live-in domestic staff—still triggers gas safety duties even without a conventional written tenancy agreement. If someone lives in domestic premises that you own or control and there’s gas present, the installation and use regulations likely apply.

What happens if a landlord fails the gas safety check?

“Failing” the check means one or more appliances are marked unsafe—it’s not a personal mark against you. What happens next depends on the severity of the issues found.

• Immediate action for dangerous appliances: If an appliance is classified as “Immediately Dangerous” or “At Risk”, the individual operative must take action. For ID classifications, the engineer will likely turn off or disconnect the appliance, attach warning labels, and record this clearly on the gas safety check record. The appliance cannot be used until repaired.
• Arranging repairs: As the landlord, you should arrange repairs or replacement through a competent gas safe registered engineer as soon as possible. For essential services like heating and hot water, particularly in cold weather, you may need to provide temporary heating solutions to tenants while awaiting repairs.
• Getting a valid certificate: Your property doesn’t have a satisfactory gas safety certificate until all issues are rectified. Once repairs are complete, a follow-up check must confirm the appliances are now safe. A new certificate (or updated record) should then be issued with a fresh 12-month validity period.
• Keep documentation: Retain written evidence of all remedial work—invoices, receipts, and any emails or messages with tenants about access or the work completed. This documentation protects you in case of future disputes, insurance claims, or HSE enquiries.
• Common fail reasons: The most frequent issues engineers find include:
  • Blocked or damaged flues
  • Inadequate ventilation around appliances
  • High carbon monoxide readings from poor combustion
  • Significant gas leaks from connections or pipework
  • Safety devices not functioning correctly
  • Appliances not installed according to manufacturer’s instructions

Legal consequences of not having a landlord gas certificate

Non compliance isn’t just a minor administrative slip—it’s a serious matter with criminal and civil implications.

• Criminal prosecution: Failing to comply with regulation 36 is a criminal offence. The Health and Safety Executive (HSE) or your local authority can prosecute landlords who don’t maintain gas appliances, arrange annual checks, or keep proper records. Penalties include fines up to £6,000 per breach and/or up to 6 months’ imprisonment.
• Serious incidents: Where gas safety failures lead to explosions, fires, or carbon monoxide poisoning causing death or serious injury, charges can escalate dramatically. Landlords have faced manslaughter charges, and companies can face corporate manslaughter prosecution. These aren’t theoretical risks—prosecutions happen regularly.
• Insurance implications: Most landlord insurance policies require you to maintain valid gas certificates. Lack of a current CP12 can invalidate your policy entirely or lead insurers to refuse claims for fire, explosion, or related damage. Read your policy terms carefully.
• Eviction complications: In England, you cannot serve a valid Section 21 notice without proving that you provided a current gas safety record to the tenant before the tenancy started. Courts have invalidated eviction notices where landlords couldn’t demonstrate compliance. The Deregulation Act 2015 made this a strict requirement.
• Treat it as core compliance: Gas safety sits alongside deposit protection, EICRs (Electrical Installation Condition Reports), and EPC requirements as fundamental landlord duties. Use diary reminders, letting-agent portals, or landlord management software to track renewal dates. The cost of compliance is tiny compared to the cost of getting it wrong.

Timing, renewals and practical examples

Understanding the renewal window helps you maintain continuous compliance without wasting money on unnecessarily frequent checks.

• The two-month early renewal rule: You can arrange your next annual gas safety check up to 2 months before the current certificate expires and still retain the original expiry date. Checks done early within this window don’t shorten your 12-month coverage period—you get the full year from the original anniversary.
• Worked example: If your check was completed on 4 May 2023, the CP12 is valid until 3 May 2024. If you book your next check on 20 March 2024 (within the 2-month window), the new certificate can run from 4 May 2024 to 3 May 2025. You haven’t lost any coverage by being organised.
• Schedule slightly early: Aim to book your own appointment 4–8 weeks before expiry. This buffer allows for missed appointments if tenants can’t make the first slot, access problems requiring at least three attempts to arrange entry, or remedial works if issues are discovered. Don’t wait until the last week.
• Record retention: Regulations state you must keep records for at least 2 years (covering two subsequent checks). However, best practice is to store them for the life of your property ownership. Gas safety records may be needed years later for Section 21 defences, insurance claims, or sale to potential buyers who want to see compliance history.
• Stay organised: Use digital calendars with automatic reminders, letting-agent portals that track certificates across your portfolio, or dedicated landlord management apps. Store scanned copies of all CP12s in one secure location—cloud storage works well. Paper records get lost; electronic records directly backed up don’t.

Tenant access, refusal and landlord defences

You have duties, but you can’t force your way into a property. Managing access requires good communication and documentation.

• Include access clauses: Your tenancy agreement should include a clause allowing the landlord or their engineer to enter with at least 24 hours’ written notice for inspections and safety checks. Specify that visits will occur at reasonable times (typically weekdays, 9am–6pm, excluding bank holidays). This clause gives you contractual rights to request access.
• Document everything: Keep records of all contact attempts when trying to arrange access—letters, emails, text messages, and phone call notes. Offer multiple time slots and show flexibility. If you can demonstrate you made at least three attempts to arrange access at reasonable times, you’re building a defence.
• Persistent refusal: If a tenant persistently refuses access despite reasonable requests, you may need to seek an injunction requiring them to allow entry, or in extreme cases, pursue possession proceedings. Take legal advice before court action—it’s expensive and time-consuming but sometimes necessary.
• HSE defence: The Health and Safety Executive recognises that landlords can’t always control tenant behaviour. Documented evidence of “all reasonable steps” to gain access can serve as a defence against prosecution when a certificate lapses due to tenant refusal. This defence isn’t automatic—you must prove you genuinely tried.
• Emergency powers: In genuine emergencies—suspected gas leaks, carbon monoxide detection, or imminent danger—the situation changes. The National Gas Emergency Service (0800 111 999) and authorised engineers have wider powers to enter or disconnect appliances to prevent danger. Never delay calling emergency services if you suspect a serious gas issue.

Landlord cover plans, boiler servicing and value for money

Should you pay per-check or sign up for a monthly plan? The answer depends on your portfolio size and boiler reliability.

• What landlord cover plans include: Typical packages bundle the annual gas safety certificate, boiler service, priority call-outs for breakdowns, parts and labour cover up to a claim limit, and 24/7 helplines. Some premium plans also cover central heating systems, radiators, and controls.
• Indicative pricing: Expect to pay around £150 per year or £12.50 per month for combined boiler service and gas safety inspection at a single rental property. Multi-property plans may offer discounts. Note that very old boilers, certain makes, or commercial premises are often excluded—check the small print carefully.
• Standard appointment times: Most cover plan appointments are Monday–Friday, approximately 9am–5pm. Emergency gas leaks should always be reported to the National Gas Emergency Service on 0800 111 999 first, not to your cover provider. They handle immediate safety; your plan handles repairs afterwards.
• Check the exclusions: Read the terms carefully. Look for age limits on covered boilers (many plans exclude boilers over 10–15 years old), maximum claim values, call-out fees for non-covered issues, and whether pipework beyond the boiler is included. Cheap plans often have expensive gaps.
• When plans make sense: Landlords with multiple properties benefit from plans that allow easy CP12 scheduling across a portfolio. Single-property landlords with modern, reliable boilers might prefer paying per-check—£70 annually is often cheaper than £150+ for cover you rarely use. Assess your individual circumstances.

How to choose a Gas Safe engineer as a landlord

Not all engineers offer the same quality of service. Here’s how to find a reliable one.

• Verify registration: Go to the official Gas Safe Register website and search by postcode. Enter the engineer’s or company’s name or licence number to confirm they’re currently registered. Registration must be renewed annually, so check the status is active. The payroll number unique to each operative should match their ID card.
• Check the ID card: When the engineer arrives, ask to see their Gas Safe ID card. It should display their photo, licence number (the interference uniquely identifies them), expiry date, and crucially—the list of appliances and gas types they’re qualified to work on. An engineer qualified for natural gas boilers isn’t automatically qualified for lpg appliances or gas fires.
• Get a clear quote: Request a written quote before booking. It should list exactly what’s included: safety check only, safety check plus service, any minor repairs, and whether VAT is included. Ask about call-out fees if they find serious issues requiring follow-up work.
• Check reviews: Look at online reviews on Google, Checkatrade, or Trustpilot. Landlord forums can provide recommendations too, especially for multi-property landlords seeking a long-term relationship with an engineer who understands rental compliance. Reliability and communication matter as much as technical skill.
• Build a relationship: Where possible, use the same engineer for your annual checks. They’ll build familiarity with your property, notice changes over time, and maintain consistent records. However, switch promptly if communication becomes poor, appointments are frequently missed, or you have concerns about the quality of work.

Keeping compliant: landlord checklist

Here’s a summary of everything you need to do to stay on the right side of gas safety law.

• Identify your gas appliances: Confirm whether the rental has any gas or LPG appliances, including communal boilers serving the flat. Identify who owns each appliance—landlord-supplied appliances are your responsibility, while tenant’s own appliances are not (though associated pipework is).
• Book your annual check: Arrange the gas safety check with a gas safe registered engineer, ideally 4–8 weeks before the current CP12’s expiry date. Don’t leave it until the last minute.
• Ensure comprehensive coverage: All landlord-supplied appliances, flues, and visible installation pipework must be checked and recorded on the certificate. Don’t miss gas fires in spare rooms or rarely-used appliances.
• Provide copies to tenants: Give tenants a copy of the current CP12 before they move in. For existing tenants, provide a copy within 28 days of each annual check. Paper or electronic copy—both are valid with the landlord’s agreement.
• Install carbon monoxide alarms: Fit and maintain CO alarms in all required rooms (at minimum, every room with a fixed combustion appliance other than a cooker). Follow the regulations for your nation—England, Wales, Scotland, and Northern Ireland have slightly different rules.
• Keep records: Store gas safety records and related invoices for at least 2 years. Best practice: keep them for the entire time you own the property. Digital backups are essential.
• Document access attempts: If tenants are uncooperative, keep written evidence of all attempts to arrange the check. Seek legal advice early if you cannot complete an inspection before the certificate expires.
• Review insurance and plans: Check your landlord insurance annually to confirm gas safety compliance is maintained. Understand what your policy excludes if you lack a valid certificate. Review any service plans to ensure they still meet your needs.

Gas safety isn’t just about ticking a legal box—it’s about protecting your tenants from carbon monoxide poisoning, explosions, and fires, while protecting yourself from prosecution, fines, and insurance nightmares.

The annual gas safety check costs less than £100 in most cases and takes under an hour. The consequences of skipping it can last a lifetime.

Your next step: Check the expiry date on your current gas safety certificate right now. If it’s within two months, book your next check today. If your tenants don’t have a copy, send them one. It’s that simple.