Of all the obligations that come with letting a property, the gas safety check is the one we would least want a landlord to be casual about. The paperwork consequences are serious. The actual consequences of an unchecked gas appliance are worse.
What it is
A landlord gas safety record — commonly called a CP12 — certifies that the gas appliances, flues and pipework in a property have been inspected and are safe.
It must be carried out every 12 months by a Gas Safe registered engineer. Not a plumber, not a heating engineer, not a generally handy person: Gas Safe registration is a legal requirement and you can verify any engineer’s registration at gassaferegister.co.uk before they start. Ask to see the card. A legitimate engineer will expect you to.
What gets checked
- Gas appliances: boiler, hob, oven, gas fire, water heater
- Flues and chimneys, to confirm combustion products are venting safely
- Accessible pipework
- Emergency control valves
- Ventilation — that air supply to appliances is adequate and unobstructed
Note that it covers the appliances you provide. If your tenant brings their own gas cooker, the connection and safety of the installation still matter, and it is worth clarifying responsibility in the tenancy agreement.
The deadlines that actually matter
Annually. The check must be done every 12 months. You can have it done up to two months before the expiry date without losing the original anniversary date, which is a genuinely useful provision — it means you can book early without the renewal date creeping forward each year.
Existing tenants: within 28 days. A copy of the record must reach them within 28 days of the check.
New tenants: before they move in. Not on the day, not in the welcome pack posted later — before occupation.
Keep records for two years. Minimum.
What happens if you do not do it
Gas safety is enforced by the Health and Safety Executive, and it is criminal rather than civil. Prosecution can result in substantial fines and, in serious cases, imprisonment. Fines are commonly quoted in the region of £6,000 per appliance, but courts have discretion and penalties in cases involving actual harm have been far higher.
There is a second consequence that catches landlords out: without a valid gas safety record properly served, you may be unable to obtain a possession order. A compliance gap does not just risk a fine — it can leave you unable to end a tenancy when you need to.
What it costs
Typically £60–£120 for a boiler-only check, and £80–£150 for a full-house inspection covering multiple appliances. Prices vary by region and by how many appliances are involved.
If an engineer condemns an appliance, they will disconnect it and issue a warning notice. That is not them being difficult — they are legally obliged to act on a genuine danger, and an engineer who signs off something unsafe is risking their registration.
The practical advice
Book it at the same point every year and set a reminder two months before expiry, which is exactly the window in which you can renew without losing your anniversary date.
And serve the record properly. Email it, keep the sent item, and note the date. The requirement is not merely that the check happened — it is that you can demonstrate the tenant received it.
How Lova handles this: for fully managed properties we arrange the annual check, serve the record to the tenant within the required timescale, keep the audit trail, and diarise the next renewal. If an appliance fails, our own maintenance team quotes and carries out the work.
