Every landlord in England, Scotland, and Wales with gas appliances in a rented property must arrange an annual Gas Safety check. This is not optional. Failure to comply is a criminal offence.
This guide covers everything you need to know, in plain English.
What is a Gas Safety certificate?
A Gas Safety certificate, officially called a CP12, is the document produced by a Gas Safe registered engineer after they carry out an annual safety check on every gas appliance and flue in your rental property.
The check covers:
- Gas boilers and central heating
- Gas fires and fireplaces
- Gas cookers and hobs
- Any other gas appliance in the property
Only a Gas Safe registered engineer can carry out the check and issue the certificate. You can verify an engineer's registration at gassafe.org.uk.
How long is a Gas Safety certificate valid?
12 months. You must arrange a new check every year. There is no grace period.
What are my legal obligations as a landlord?
Under the Gas Safety (Installation and Use) Regulations 1998, as a landlord you must:
- Have all gas appliances and flues safety checked annually by a Gas Safe registered engineer
- Keep a record of each check for at least 2 years
- Give your tenant a copy of the Gas Safety certificate within 28 days of each annual check
- Give a new tenant a copy before they move in
Points 3 and 4 are where many landlords fall short, not because they do not do the check, but because they do not give the tenant their copy, or they cannot prove they did.
What happens if I miss it?
Failure to carry out an annual Gas Safety check is a criminal offence under Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998. The consequences include:
- Unlimited fine
- Up to 6 months' imprisonment
- Invalidation of your landlord insurance, as most policies require compliance
Beyond the criminal exposure, if a gas incident occurs at a property without a current Gas Safety certificate, the legal and civil liability position is significantly worse.
Do I have to give my tenant a copy?
Yes. This is a legal requirement, not a courtesy.
You must give your tenant a copy of the Gas Safety certificate:
- Within 28 days of each annual check
- Before a new tenant moves in
How do I keep proof that I gave my tenant their copy?
The most straightforward approaches:
Send the certificate as an attachment and keep the sent email. The timestamp on the sent email is evidence of delivery, though it does not confirm the tenant opened it.
PropCert
PropCert generates a secure link to your certificate. When your tenant opens it, PropCert logs the date and time. That log is your evidence record, automatically created, stored securely, and accessible from your dashboard. This is a stronger record than a sent email because it confirms receipt, not just sending.
How much does a Gas Safety check cost?
Typically £60 to £120, depending on the number of appliances, your location, and the engineer. Landlords with multiple properties often arrange an annual agreement with a trusted engineer.
The Gas Safe Register has a find-an-engineer tool at gassafe.org.uk.
Quick reference
| Requirement | Detail |
|---|---|
| Frequency | Annual |
| Who can carry it out | Gas Safe registered engineer only |
| Record retention | Minimum 2 years |
| Tenant copy | Within 28 days of each check, before move-in |
| Penalty for non-compliance | Criminal offence, unlimited fine |