If you let a property with a gas supply in Great Britain, you must have every gas appliance, fitting and flue you provide checked for safety every 12 months by a Gas Safe registered engineer. You must give existing tenants a copy of the gas safety record within 28 days of the check, and new tenants a copy before they move in, and keep records for at least two years. The record is often called a CP12, after the old form.
These duties come from regulation 36 of the Gas Safety (Installation and Use) Regulations 1998, enforced by the Health and Safety Executive (HSE). This guide explains what's checked, how renewals work, what happens if a tenant won't let you in, and why a current certificate matters to your landlord insurance.
What the check covers
A Gas Safe registered engineer will check, for each appliance and flue you provide:
that the appliance is working safely and correctly,
gas tightness of the installation,
burner pressure or gas rate, as needed,
ventilation and flues,
safety devices.
They'll record the results, any defects and any action taken on the gas safety record. If an appliance is dangerous, they may disconnect it, and you must not let it be used until it's fixed.
The record is a safety check, not a full service. Many landlords book an annual boiler service at the same visit, which can help keep the boiler warranty valid and reduce breakdowns.
Renewing early without losing your date
Since a 2018 amendment, you can have the check done up to two months before the anniversary of the last one and keep the original expiry date. That gives you a two-month window to arrange access without shortening the cycle. Outside that window, the new check resets the date.
Giving tenants a copy
Existing tenants: within 28 days of the check.
New tenants: before they move in.
Short lets of 28 days or less: the record can be displayed prominently in the property.
HMOs and shared houses: each tenant should get a copy or, in some cases, it can be displayed.
Keep proof that you gave tenants their copies, such as an email or signed receipt.
Records
Keep each gas safety record for at least two years. Many landlords keep them for the whole time they own the property, because they also support insurance claims and the new PRS database. See our PRS database guide.
Tenant-owned appliances
You're responsible for appliances and flues you provide. You're not responsible for the safety of an appliance the tenant owns, but you're still responsible for pipework you provide that serves it. Make clear in the tenancy which appliances are yours.
When a tenant won't allow access
You must take all reasonable steps to carry out the check. If the tenant refuses access:
give written notice of the appointment and explain why it's needed,
offer alternative dates,
keep a record of every attempt, including letters, emails and missed appointments.
HSE guidance says you shouldn't force entry. A clear record shows you took reasonable steps.
Penalties
Failing to carry out the annual check or to keep records is a criminal offence under health and safety law, enforced by the HSE. A missing gas safety record can also cause problems with possession claims. Your council can also act under the housing health and safety rating system.
Why it matters for insurance
Your landlord policy may not make the gas certificate a written condition, but it matters in three ways:
Fire and explosion claims. After a gas-related fire or explosion, your insurer will ask for the latest gas safety record. If the check had expired or defects weren't fixed, the claim may be harder to settle.
Liability claims. If a tenant or visitor is injured by carbon monoxide or a gas incident, an out-of-date check makes the claim much harder to defend. Property owner's liability is a key part of landlord insurance.
Policy declarations. Some proposal forms ask whether you meet your legal safety obligations. Answering yes when a check has lapsed can be a misrepresentation.
Carbon monoxide alarms are a separate duty: you need one in any room with a fixed combustion appliance, except gas cookers. See our landlord safety certificates checklist.
What a gas safety check costs
Costs vary by area, the number of appliances, and whether you combine it with a service. Get quotes from a few Gas Safe registered engineers. Check the engineer's Gas Safe ID and confirm they're qualified for the work they're doing on the Gas Safe Register.
Gas safety in HMOs and shared houses
In shared houses and HMOs, gas safety duties apply to every appliance you provide, including those in communal kitchens and individual rooms. HMO management regulations and licence conditions usually also require you to provide the gas safety record to the council on request. If you let rooms, keep a schedule of every appliance and its location, so the engineer checks them all. See our page on HMO landlord insurance.
Gas safety and the PRS database
When the private rented sector database opens on 15 December 2026, landlords in England will be asked for safety information about each property, region by region. Keep your latest gas safety record in a format you can upload, alongside your EICR and EPC. See our PRS database guide.
Gas safety and possession
Since section 21 was abolished on 1 May 2026, possession is through section 8. A tenant may raise safety issues such as a missing gas safety record in their defence or counterclaim, so keep your records complete. See our guide on what to do if a tenant isn't paying rent.
A simple gas safety routine
Diary the anniversary date and book the engineer six to eight weeks ahead.
Write to the tenant with the appointment and keep a copy.
Ask the engineer to service the boiler at the same visit.
Fix any defects before the appliance is used again.
Send the tenant the new record within 28 days and keep proof.
File the record with your EICR and EPC, and update your PRS database details when required.
Frequently asked questions
How often does a landlord need a gas safety certificate?
Every 12 months. You can renew up to two months early and keep the original expiry date.
Do I need to give the tenant a copy?
Yes, within 28 days of the check for existing tenants, and before move-in for new tenants.
How long must I keep gas safety records?
At least two years.
What if there's no gas in the property?
You don't need a gas safety record, but you still need an EICR and smoke alarms. See our EICR guide.
Will my insurer pay a claim if the gas certificate had expired?
It depends on the policy and the cause, but an expired check can make a gas-related claim much harder to settle, and the liability side harder to defend.
Who is responsible for a tenant's own gas cooker?
The tenant is responsible for appliances they own. You remain responsible for the pipework and any flues you provide.
Make sure your cover reflects a safe, compliant let
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start with your buy-to-let details.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
