Yes, if you’re a landlord in England or Wales, you must arrange an annual gas safety check on every gas appliance and flue in your rental property. It’s not optional, and it’s not something you can put off until a tenant complains. The law is clear on this, and so are the consequences of getting it wrong.
We carry out landlord gas safety checks across Hampshire, from Southampton and Winchester through to Romsey, Eastleigh, Chandlers Ford and Whiteley, so this is a question we get asked a lot, usually by newer landlords who’ve inherited a property or just bought their first buy-to-let. Here’s what the law actually requires, in plain English.
What Is a Landlord Gas Safety Record (CP12)?
A Landlord Gas Safety Record, often still called a CP12 (that’s the old form number, but the name has stuck), is the certificate you get once a Gas Safe registered engineer has checked every gas appliance, pipe and flue in the property.
It confirms the appliances are safe to use. Nothing more, nothing less. It isn’t a boiler service, although many landlords sensibly book the two together to save on callout time.
How Often Do Landlords Need a Gas Safety Check?
Every 12 months, without exception. You can actually get the check done up to two months before the current certificate expires, and the new certificate will still run a full year from the old expiry date rather than losing those weeks. It’s worth booking it that way if you can, since it gives you a bit of breathing room if an engineer’s diary is full when the deadline hits.
There’s no grace period once the certificate lapses. If it expires and the property is still let, you’re in breach the moment the clock runs out.
Who Can Carry Out the Check?
Only a Gas Safe registered engineer. This is one area where it genuinely isn’t worth cutting corners or using whoever’s cheapest on a listings site. Every engineer carries a Gas Safe ID card, and you can check it covers the specific type of work being done (boilers, cookers, fires and so on aren’t automatically all covered by the same registration).
Ask to see the card before work starts. A registered engineer won’t mind being asked; it’s a completely normal question.
What Happens to the Paperwork?
This is where a lot of landlords slip up, not through carelessness but simply not knowing the rules:
- A copy of the record must go to existing tenants within 28 days of the check.
- New tenants must receive a copy before they move in.
- If a let is shorter than 28 days, a copy needs to be displayed at the property instead.
- You need to keep your own copies until you’ve had two further annual checks carried out, so you’ve always got a running history.
If you manage several properties, it’s worth keeping a simple spreadsheet with expiry dates rather than relying on memory. Missed renewals are one of the most common compliance issues we see.
What Does the Check Actually Cover?
The engineer checks that appliances are burning gas correctly, that there’s enough ventilation, that flues are clearing properly, and that pipework and connections are sound. Anything unsafe gets flagged immediately, and in a genuinely dangerous situation (a gas leak, for instance, or a boiler condemned on the spot) the engineer will isolate the appliance there and then rather than leave it running.
We don’t publish fixed prices for this online, since the cost depends a little on the number of appliances and the property itself, but our team can give you an accurate quote over the phone before booking anything in.
What If a Landlord Doesn’t Get One Done?
You’re breaking the law, and it isn’t a minor technicality. Local authorities and the Health and Safety Executive can prosecute, and letting agents managing the property on your behalf can be held liable too if they knew the certificate had lapsed. It can also cause real problems at the point you actually need it, for instance if you’re making an insurance claim and the insurer discovers the property wasn’t compliant.
Beyond the legal side, it’s simply not worth the risk to a tenant’s safety. Gas appliances that aren’t properly maintained can produce carbon monoxide, which has no smell and no colour, and can be fatal.
Frequently Asked Questions
Do I need a gas safety check on an empty rental property? If there’s no tenant currently living there, you don’t need a certificate in place at that exact moment, but you’ll need a valid one before anyone moves in, and it makes sense to keep it current anyway so you’re not caught out by a quick let.
Can I do the gas safety check myself if I’m competent with DIY? No. Whatever your general DIY ability, only a Gas Safe registered engineer can legally carry out or sign off a landlord gas safety check. Never attempt to inspect or work on gas appliances, flues or connections yourself.
Does a gas safety check include the boiler service? Not automatically; they’re two separate jobs, though most engineers (us included) can do both in the same visit if you ask when booking.
What if the engineer finds a problem during the check? Minor issues get noted on the certificate so you can arrange a repair. Anything dangerous gets isolated on the spot, and the engineer will talk you through what needs fixing before it can be signed off as safe.
If your landlord gas safety certificate is due, or you’re not sure when your current one expires, our landlord gas safety service covers the full check, certificate and reminder for next year, across Southampton, Winchester, Romsey, Eastleigh, Chandlers Ford and Whiteley. If an older boiler needs replacing as part of getting a property up to standard, we also offer landlord boiler finance options to spread the cost.
For the official regulator guidance, the Gas Safe Register’s landlord responsibilities page sets out the full legal detail.