How to Get a Gas Safety Certificate for Landlords
To get a gas safety certificate, hire a Gas Safe registered engineer to carry out an annual gas safety check on every gas appliance, flue and the pipework you supply to your tenants. If everything passes, the engineer issues a Landlord Gas Safety Record (often called a gas safety certificate or CP12). You then give your tenants a copy and keep your own copy. The check must be done every 12 months, and new tenants must receive a copy before they move in.
That is the legal core of it. The rest of this guide covers the steps, the deadlines that catch landlords out, what happens if an appliance fails, typical London costs and how to choose the right engineer.
What is a landlord gas safety certificate?
The document is formally called the Landlord Gas Safety Record (LGSR). Health and Safety Executive (HSE) guidance notes that it was previously referred to as a gas safety record, certificate or CP12 form, and all of those names are still used in the trade. It records the results of the annual gas safety check required by the Gas Safety (Installation and Use) Regulations 1998.
It is not a certificate that an appliance is “approved for life”. It is a dated record that, on the day of the check, the engineer found the pipework, appliances and flues you provide to be safe to use, or listed what was wrong.
How to get a gas safety certificate: step by step
- List your gas appliances. Boiler, gas hob or cooker, gas fire, gas water heater, and any gas appliance you supplied. If a tenant owns an appliance (for example their own gas cooker), you are generally still responsible for the gas pipework serving it, but not the appliance itself.
- Hire a Gas Safe registered engineer. Only a Gas Safe registered engineer can legally carry out the check. Verify them first (see the checking section below).
- Arrange access with your tenant. Give written notice and offer flexible times. Keep a record of every attempt. Tenants have a duty to allow access, but you need to show you tried.
- The engineer inspects every appliance, flue and the pipework. Checks include safe operation, flue and ventilation condition, gas tightness and combustion where relevant.
- Receive your Landlord Gas Safety Record. If the property passes, you will be issued the record, normally on the day or within a short period afterwards, often electronically.
- Give tenants a copy. Existing tenants must receive a copy within 28 days of the check. New tenants must receive it before they move in.
- Keep your copy for at least two years, or until two further checks have been carried out.
- Diary the next check so you do not miss the 12-month deadline.
What does a landlord gas safety check actually cover?
The engineer checks every gas appliance and flue you provide, plus the gas pipework. In practice, a typical check on a London flat or house includes:
| Area | What the engineer looks for |
|---|---|
| Gas boiler | Safe operation, flue condition and termination, ventilation, burner pressure or heat input, visible damage, signs of leaks |
| Gas hob or cooker | Flame picture, safe operation of burners and controls, ventilation, correct connection |
| Gas fire or heater | Flue or chimney flow, operation, condition of the appliance |
| Gas pipework | Tightness, supports, visible corrosion, correct installation, emergency control valve |
| Flues and ventilation | Correct termination, signs of spillage or blockage, adequate air supply |
A gas safety check is not the same as a boiler service. A service follows the manufacturer’s instructions to maintain performance and efficiency. A safety check confirms the appliance is safe. Landlords also have to ensure appliances are maintained, so many combine both visits.
What must be on the certificate?
HSE guidance sets minimum content for the record. It includes the date of the check, the property address, the landlord’s (or agent’s) name and address, a description and location of each appliance and flue checked, any defects found and the action taken, confirmation that the safety checks were completed, and details that uniquely identify the Gas Safe registered engineer.
If your record is missing the engineer’s Gas Safe details or does not list the appliances, ask for a corrected copy. A vague record is a problem if you ever have to produce it for a council, letting agent, insurer or HSE inspector.
Deadlines landlords should know
| Situation | Rule |
|---|---|
| Routine annual check | Every 12 months |
| Existing tenant | Copy within 28 days of the check |
| New tenant | Copy before they move in |
| Record keeping | At least two years, or until two further checks are done |
| Short lets under 28 days | Display a legible copy in a prominent place at the property |
The renewal-date trick
HSE guidance allows a check to be done early, within the final two months before the 12-month deadline, without losing your original renewal date, as long as it is recorded properly. This is worth using. It gives you room if a tenant cancels an appointment or a part needs ordering. Ask your engineer to note the original due date on the record.
Gas safety certificate before tenants move in
The 12-month cycle does not remove the need for a valid record at the start of a tenancy. Before a new tenant moves in, they must have a copy of the current record. If the last check was done eight months ago, that existing record is usually still valid for the new tenant. If it is about to expire, book a new check before the move-in date.
What happens if an appliance fails the check?
An engineer who finds an unsafe appliance follows the industry’s unsafe situations classification. In plain terms:
- Immediately Dangerous (ID): the engineer will normally turn off the appliance or gas supply and disconnect it. It cannot be used until fixed.
- At Risk (AR): a fault that could become dangerous. The engineer will usually turn the appliance off and advise you not to use it.
- Not to Current Standards (NCS): the installation does not meet modern standards but is not currently unsafe. You will be advised, but the appliance may stay in use.
In each case you need the defect repaired by a Gas Safe registered engineer and the work recorded. For a boiler beyond economic repair, this is where boiler repair or replacement comes in. If your boiler is old, repeatedly failing checks or lacks parts, replacement may cost less than patching it year after year. See our boiler repair service and boiler installation pages.
How much does a landlord gas safety certificate cost in London?
Prices depend on how many appliances you have, access, the engineer’s call-out charge and how quickly you need it. The ranges below are indicative UK market estimates, not OnTime Plumbers quotes. London tends to sit at the higher end.
| Property | Indicative range |
|---|---|
| 1 boiler + gas hob (typical flat) | £60 to £120 |
| Additional appliances (gas fire, second boiler) | Often a per-appliance add-on |
| HMO or multi-unit building | Quoted per property or per unit |
| Urgent or out-of-hours check | Higher, confirm before booking |
| Repairs found during the check | Charged separately |
The cheapest check is not always the best value. A rushed, poorly documented check can fail a council inspection or leave you without evidence in a dispute.
Who needs a gas safety certificate?
- Private landlords with any gas appliance, flue or pipework supplied to tenants
- Letting agents managing properties on a landlord’s behalf. Responsibility can be delegated in writing, but the legal duty stays with whoever controls the property under the agreement
- HMO landlords. The same annual check applies, usually with stricter local authority scrutiny. Many London boroughs ask for the current record as part of HMO licensing
- Commercial landlords letting premises with gas appliances, including flats above shops or serviced offices
- Landlords of short lets and holiday lets. The duty applies even for short occupancy
If a property has no gas (all-electric heating and cooking), there is no landlord gas safety record to obtain.
How to check a Gas Safe engineer before you book
- Ask to see their Gas Safe ID card (front and back).
- Check the back lists the type of work they are qualified for. A landlord check on a gas fire needs different coverage from one on a boiler or cooker.
- Look them up on the Gas Safe Register website using their licence number or company details.
- Check the photo and name match the person at your door.
- Ask whether their company registration also covers the business, not just the individual.
OnTime Plumbers is a fully licensed, Gas Safe registered business serving Greater London, Essex, Hertfordshire and Surrey, and you can verify our registration on the Gas Safe Register before booking.
Common mistakes landlords make
- Letting the certificate expire and trying to book at the last minute
- Giving tenants the record late, or not at all, then having no proof
- Forgetting a gas appliance, such as a second hob or a gas fire in a spare room
- Using an engineer who is not registered for the right appliance type
- Not recording access attempts when a tenant is unavailable
- Skipping repairs after a failed check, then re-letting the property
- Assuming a boiler service covers it. A service and a safety check are different jobs
- Not keeping the records for the required period
What happens if you do not have a valid certificate?
Failing to carry out the annual gas safety check or to provide the record is a breach of the Gas Safety (Installation and Use) Regulations 1998. HSE and local authorities can investigate, and landlords have been prosecuted and fined. Where there is a gas incident, the consequences are far more serious, including criminal liability, and a landlord without a record is hard to defend.
There are practical consequences as well. An insurer may question a claim, and you may struggle to use certain possession procedures. Check current rules and speak to a solicitor or landlord association for your specific tenancy situation.
Carbon monoxide alarms: a separate duty
A gas safety certificate does not replace a carbon monoxide alarm. In England, landlords must fit a carbon monoxide alarm in any room with a fixed combustion appliance (not including gas cookers) and test alarms at the start of each tenancy. Alarms are a backup. They don’t replace the annual check.
Frequently asked questions
How do I get a gas safety certificate for my rental property?
Book a Gas Safe registered engineer to inspect all gas appliances, flues and pipework you provide. If they pass, the engineer issues a Landlord Gas Safety Record. Give your tenant a copy and keep yours.
How long does a gas safety certificate last?
The record is valid for 12 months. The next check must be completed within 12 months of the previous one. Doing it in the final two months keeps your original renewal date.
How long do I have to give the certificate to my tenant?
Within 28 days of the check for existing tenants. New tenants must receive a copy before they move in.
Is a CP12 the same as a gas safety certificate?
Yes. CP12, Landlord Gas Safety Record, gas safety certificate and gas safety record all refer to the same landlord document.
How much does a landlord gas safety certificate cost in London?
Simple checks on one boiler and a hob usually cost the lowest, with prices rising for more appliances, HMOs and urgent visits. Ask for a fixed price and what happens if repairs are needed.
Do I need a gas safety certificate for an HMO?
Yes. The annual check applies, and councils commonly ask for the current record during licensing and inspections.
Can my letting agent get the certificate for me?
Yes, if your agreement says so. Make sure you receive a copy and know when the next check is due.
What if my tenant won’t let the engineer in?
Keep written evidence of repeated, reasonable attempts to arrange access, such as dated letters, emails and messages. Take legal advice before taking any further step.
Do I need a new certificate if I change tenants?
Not necessarily. A current, valid record can be given to the new tenant before move-in. If it is close to expiring, arrange a new check first.
Do I need a gas safety certificate if the tenant owns the cooker?
You are not responsible for an appliance the tenant owns, but you are responsible for the gas pipework serving it.
Need a landlord gas safety check in London?
OnTime Plumbers is a fully licensed, Gas Safe registered business serving Greater London, Essex, Hertfordshire and Surrey. If your check finds a fault, our engineers can also handle boiler repair, central heating faults and emergency call-outs, so you don’t need to find a second contractor.
Call 08000 584799 or 020 8054 6069, or visit Office 14A, 11-17 Fowler Road, Hainault, IG6 3UJ.
- Boiler failed or looks end-of-life? See boiler repair and boiler installation
- Radiators or heating problems found during the check? See central heating services
- Leaks or drain problems in a rental? See plumbing and drainage services