Landlord's gas safety responsibilities

Introduction

As a landlord, it’s your legal responsibility to ensure your property is safe to live in. One of these requirements is carrying out regular landlord gas safety checks and providing your tenants with the relevant documentation before they move in.

On this page, you’ll find all the information you need to help you understand your gas safety responsibilities, the potential penalties for non-compliance, and some practical guidance on performing your duties as a landlord.

Maintenance and safety checks

Landlords are responsible for ensuring that all gas appliances, including the installation pipe or flues, are maintained in a safe condition for the entire time the property is occupied. They should be particularly mindful of this when responding to repair requests.

Landlords of rented residential accommodation must have an annual gas safety check carried out on gas appliances that they provide (and all related gas flues). This work must be performed by a Gas Safe Registered Engineer.

The NRLA is partnered with Safe2 for gas safety checks. Safe2 will seamlessly organise the inspection and arrange the date with either your tenant or letting agent, keeping you updated along the way. Typically, a landlord gas safety certificate costs £70, but NRLA members get 5% off.

Once the check has been performed the landlord will receive a copy of the Gas Safety Certificate (or CP12 as it is often referred to) from the engineer.
 

Providing a copy of the CP12 to the tenant

Tenants must be given copies of the current Gas Safety Certificate prior to moving in. Whenever the landlord performs a follow-up check, the tenant must be given a copy of the replacement certificate within 28 days of the annual check being completed.

Compliance with the Building Regulations

In addition, the landlord is responsible for ensuring that the installation of gas appliances within the property adheres to Part J of the Building Regulations. This means having things like boilers with a minimum efficiency of 86%. During installation, the qualified engineer should perform an assessment to ensure you comply with the requirements. They will provide you with a Building Regulations Compliance Certificate to show you have met these requirements.

What gas safety responsibilities do the landlord and tenant share?

The Gas Safety Regulations also impose certain responsibilities that fall to both the landlord and their tenants. These are:

• No person searching for an escape of gas is to use any source of ignition, e.g. a match or lighter.
• No alterations are to be made to any premises which would adversely affect the safety of a gas fitting so as to result in any contravention of or failure to comply with the regulations, e.g. installation/removal of a window, air bricks, extractor fans or putting extra weight on a hidden pipe.
• Nothing may be done which could affect a gas fitting or any flue or means of ventilation in such a manner that subsequent use could constitute a danger to any person.
• Combustible material must not be stored in any meter box.
• Any person disconnecting a gas fitting must seal off the outlet pipe.
• No person is to carry out work unless competent.
• No person is to install a meter in a locked box without supplying a key.

Carbon monoxide alarms

From 1 October 2022, a carbon monoxide alarm must be fitted in every habitable room of a rental property that contains gas appliances (excluding appliances used for cooking purposes in England, Scotland, and Northern Ireland). It is the landlord’s responsibility to carry out tests and ensure that all carbon monoxide alarms in the property are working the day a new tenancy begins.

Make sure the CO alarms you purchase comply with British Standard EN 50291 and carry a British or European approval mark. Install the alarms following the manufacturer’s instructions and test them immediately to check they’re working properly.

It is the tenant's responsibility to test the carbon monoxide alarms as per manufacturer guidance throughout the duration of the tenancy. If they stop working, the tenant should replace the batteries themselves. However, if an alarm continues to not work after the tenant has replaced the batteries, it is the landlord’s responsibility to repair or replace the faulty alarm.

See our guide on landlord carbon monoxide and smoke alarm requirements for more information.

Are there any additional requirements for a house in multiple occupation (HMO)?

Yes, under the Houses in Multiple Occupation Management Regulations, landlords must be able to provide the current Gas Safety Certificate upon request by the local authority. This applies to all HMOs, not just licensable ones, so landlords of any property with 3 or more unrelated people living in it will have to bear this in mind.

For licensed HMOs, the landlord will also be required to provide the Certificate as part of any licence application and send any replacement copies to the local authority every year.

What happens if you don’t comply with your gas safety responsibilities?

Landlords have a duty of care to their tenants, and failure to perform their gas safety obligations can have serious legal repercussions.

Failure to provide the CP12 form is a criminal offence and landlords can face fines of up to £6000 or 6 months in prison for failure to provide this document to their tenants. The local authority also has the power to enforce actions such as improvement notices or emergency remedial action.

The Health and Safety Executive (HSE) are usually responsible for dealing with any breaches relating to gas safety and they have a wide range of powers to enforce this. For contraventions of the Building Regulations, the local authority will be responsible for enforcement actions.

It’s important to consider the health implications of failing to comply with your gas safety responsibilities as well. Gas leaks could result in tenant deaths, which you as the landlord would be held liable for if it was found that you’d neglected your responsibilities.

When and how often should I get a new Gas Safety Certificate?

A gas safety inspection can be performed in the 2 months prior to the expiry of the current certificate, without invalidating the existing one. The new certificate will provide the landlord with 12 months of compliance from the expiry date of the previous certificate. This gives the landlord some flexibility on when the inspection must be performed.

Example:

A gas safety inspection was performed on 4 May 2023. The certificate is valid until 3 May 2024. If a follow-up gas safety check is performed between 4 March and 3 May 2024, the new gas safety certificate will say 'Next safety check due by 3 May 2025.'
 

What should I check for on the certificate?

Provided you are using a qualified and compliant engineer you should have a good deal of confidence in what they provide to you.

However, sometimes by mistake, crucial information can be missed off of the completed certificate. It is important to check for this and, if it happens, notify the engineer who completed the checks for you so they can complete the form accurately.

As part of the Gas Safety (Installation and Use) Regulations, all of the following information must be included on the certificate:

• The date on which the check was performed;
• The address of the premises inspected;
• The name and address of the landlord of the premises (or, where appropriate, their agent);
• A description of each appliance or flue checked, including its location;
• Any safety defect identified;
• Any remedial action taken;
• The name and signature of the individual carrying out the check; and
• The registration number of the person or company performing the check.

The certificate must also contain confirmation that the gas safety appliances will be checked appropriately. This includes:

• Checking the appliance's flues, air supply, pressure and heat input are operating; and
• Notifying the landlord of any defects

Stay legally compliant with the NRLA

Keeping on top of all your obligations as a landlord can be a struggle, and the last thing you want is to land yourself in legal trouble for not complying - whether it’s with your landlord gas safety responsibilities or something else entirely.

That’s where the NRLA comes in - our experts are always on hand to help with any questions or issues you may have, offering personalised support to ensure you stay compliant.

As a member of the NRLA, you’ll also benefit from:

• Unlimited access to our expert support line
• A wide range of exclusive discounts, including 10% off at B&Q and Currys
• 5% discount on Safe2 compliance certificates
• Access to exclusive resources to ensure you stay legally compliant

The membership costs just £125 per year.

Join the NRLA today or check out our full list of member benefits.
 

Gas Safety Certificates FAQ

How does the Renters' Rights Act affect gas safety?

If you are entering into a new assured periodic tenancy, on or after 1st May 2026, you must give the tenant a written statement of the tenancy agreement before it is entered into. If your property has gas fittings, this statement must include information about your obligations under these regulations. The NRLA Assured Periodic Tenancy includes this.

Failing to provide the information can lead to fines of up to £7,000 so it's important you ensure this information is included in your draft tenancies. 

The Act also bans landlords from serving Section 21 notices on or after 1st May 2026. Section 21 notices that were served on the tenant before then can still be used to apply to court for a short period after. In these cases, you should check you have complied with the gas safety rules, or your Section 21 notice may be invalid.

How do the Gas Safety Regulations impact Section 21 service?

In England, failure to provide the current, valid Gas Safety Certificate at the outset of the tenancy prohibits service of the prescribed Section 21 notice (Form 6a). If that Gas Safety Certificate expires prior to you serving the Section 21 notice, then you must have served any additional Gas Safety Certificates as well.

As of the recent court case, Trecarrell House v Rouncefield, if you have failed to serve the original Gas Safety Certificate or any additional copies on your tenants, this can be rectified by serving the Certificate at any point prior to serving the Section 21 notice (Form 6a) but you will still need to have performed the gas safety check. You will need a current, valid landlord gas safety certificate in addition to this, however.

Please note that as of 1st May 2026, it is not possible to serve a new Section 21 notice. 

What should I do if there is a gas safety emergency at my property?

Make sure that your tenants know where and how to turn off the gas and what they should do in the event of an emergency.

If you or your tenant smell gas in the property:

• Open all doors and windows immediately
• Turn off the gas emergency control valve at the meter (if possible)
• Extinguish all naked flames
• Don’t operate electrical switches
• Call your local National Gas Emergency number (0800 111 999 in England, Wales, and Scotland)

Do not turn the gas supply on again until it’s been deemed safe by the emergency Gas Safe registered engineer.

I am installing a new boiler, should I provide a new gas safety record?

For safety, you should obtain a Building Regulation Compliance Certificate and provide it to your tenants when your gas engineer has fitted a new boiler. County court decisions, while not binding, have rejected Section 21 notices where this has not been done.

Do I have a legal right to gain access to the property to perform these checks?

Access can be a difficult issue for landlords where the relationship with the tenant is strained. A written agreement normally allows access to the property on a 24-hour written notice, to inspect for and perform any repairs that are needed. However, where the tenant has refused access, the landlord must abide by this until either they get an injunction against the tenant or get the tenant's consent to enter.

Given the expense of injunctions, landlords may find that the easiest route is to start eviction proceedings based on the breach of contract by the tenant. Failure to provide access is likely to be viewed as a fairly serious breach of the contract, given it puts the landlords in breach of a legal duty.

Are there any defences available if a tenant refuses access and the certificate lapses?

If the landlord cannot gain access, they should establish that they made all reasonable efforts to gain access to the property to prevent prosecution by the Health and Safety Executive (HSE).

To do this, HSE recommends that landlords keep records of all correspondence with the tenant detailing the following:

• Leave the tenant a notice stating that an attempt was made to complete the gas safety check and provide your contact details.
• Write to the tenant explaining that a safety check is a legal requirement and that it is for the tenants own safety. Give the tenant the opportunity to arrange their own appointment.
• Make at least three attempts to complete the gas safety check, including the above suggestions.

However, the approach will need to be appropriate to each circumstance. It would ultimately be for a court to decide if the action taken was reasonable depending upon the individual circumstances. It is a good idea to include arrangements for access in the tenancy agreement.

Can anyone other than the landlord gain access where there is a genuine risk?

The Gas Safety (Right of Entry) Regulations 1996 give National Grid the right to enter premises where there is reasonable cause to suspect a gas escape. Their officers can enter to inspect gas fittings, flues, etc., and to carry out tests. Save in an emergency, National Grid can only enter with the occupier's consent or if authorised by a Magistrates Warrant.

If the tenant continues to refuse access, what else should I do?

In addition to this guidance from the HSE, the landlord should consider whether to take further action themselves where access is not granted. Leaving a property without a gas safety certificate presents a risk to the tenants and to the property itself.

Landlords can either compel access via an injunction or, if there is a suitable clause in the tenancy agreement, through service of a possession notice on the basis of the tenant's serious breach of the contract terms.

In either case, we recommend engaging a solicitor to do this. Injunctions are expensive and complex and should not be attempted without legal advice. The possession process is also likely to be more complex as, due to the absence of a current gas safety cert, landlords probably cannot use the easier Section 21 notices (in England) or Section 173 notices (in Wales) to end the tenancy.

Can anyone other than the landlord gain access where there is a genuine risk?

The Gas Safety (Right of Entry) Regulations 1996 give National Grid the right to enter premises where there is reasonable cause to suspect a gas escape. Their officers can enter to inspect gas fittings, flues, etc., and to carry out tests. Save in an emergency, National Grid can only enter with the occupier's consent or if authorised by a Magistrates Warrant.

Are there any tenancies for which the landlord is exempt from the requirement to provide a Gas Safety Certificate?

Tenancy agreements of 7 years or more put the responsibility on the tenant rather than the landlord. However, this only applies to tenancies with a fixed term of 7 years, not tenancies that continue periodically for at least 7 years.

What if the tenant has installed appliances?

A tenant may install a supply without telling the landlord. By definition, the appliances will belong to the tenant so they are excluded from the landlord's liability. However, any installation pipework will not be excluded and this will be the responsibility of the landlord. Consideration therefore needs to be given to a system of periodically checking supposedly all-electric properties for longer term tenants.

Problems can arise when tenants leave behind their own appliances. These will revert to the landlord and become the landlord's property. The landlord must ensure therefore that they are checked before a new tenancy commences or, alternatively, that they are removed.

My tenant has no credit on their meter, how can i get a gas safety certificate done?

To perform a gas safety check, you will need a supply of gas to the property. This will normally not be an issue, but if your tenants have no credit on their meters what do you do?

In these cases, you should ask the tenant for their top up card and top up a small amount yourself - £10 for example. You can then deduct the money you spend from the deposit at the end of the tenancy if you wish and the contract allows for it. 

Bear in mind that, if the meter is in debt, a percentage of the credit will immediately go to offset the debt. When you top up the meter, make sure you put enough on the card to allow the engineers check. 

Who can disconnect the property if there is any danger?

National Grid can disconnect gas appliances or any part of the gas system in a property to avert danger to life or property.

If National Grid does this, they must within five clear working days notify the consumer in writing giving details of the nature of the defect or circumstances why the power to disconnect has been used, the nature of the danger and the action taken, and advising the consumer of the right of appeal and the grounds on which an appeal can be made. The notice must also warn the consumer against reconnecting the items and the penalties for doing so. At the same time as disconnecting the items, the official concerned must affix a notice on the relevant items or part of the premises warning against reconnection and the penalties for doing so.

There is a right of appeal to the Secretary of State within 21 days against disconnection. The grounds of appeal are that there was no danger justifying disconnection, the defect or circumstances giving rise to disconnection did not exist or has ceased to exist. There can also be an inquiry if required.

An unauthorised re-connection is a criminal offence. There is a prohibition on re-connection without the supplier's consent. This does not apply to reconnection for the purposes of repairs or where steps have been taken to put the defect right.

If there is a dangerous situation an engineer should disconnect or disrepair with the consent of the responsible person. If this cannot be done he should label the appliance as dangerous. The person must not then use the appliance.