Whether you need a gas safety certificate depends on your situation. If you're a landlord, it's a legal requirement. If you're a homeowner, it's recommended but not mandatory. If you run a business, you likely need commercial gas safety checks. This guide explains exactly who needs a certificate and what the law requires.
Do you need a gas safety certificate?
Find out your legal obligations in 30 seconds.
Who needs a gas safety certificate?
Landlords (mandatory)
If you rent out property, you must have an annual gas safety certificate. This is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998.
You must have a gas safety certificate if you're a landlord of:
- Private residential rental properties
- Houses in Multiple Occupation (HMOs)
- Student accommodation
- Holiday lets and short-term rentals (including Airbnb)
- Social housing
- Staff or tied accommodation
- Bedsits and shared houses
- Live-in landlord arrangements with lodgers
It doesn't matter if you let one room or a hundred properties. If you're a landlord and the property has gas appliances, you must have an annual gas safety certificate issued by a Gas Safe registered engineer.
What the law requires:
- Annual inspection - You must arrange a gas safety check every 12 months
- Gas Safe engineer - Only Gas Safe registered engineers can carry out the check and issue certificates
- All gas appliances - The check must cover all gas appliances and installations in the property
- Provide to tenants - Give tenants a copy within 28 days of the check, or before they move in
- Keep records - Retain certificates for at least 2 years
Failing to have a valid gas safety certificate is a criminal offence. You can face unlimited fines, up to 2 years imprisonment, and be banned from letting property. Local authorities can also issue civil penalties up to £30,000 per property.
Homeowners (recommended)
If you own and live in your own home, you're not legally required to have a gas safety certificate. However, an annual gas safety check is strongly recommended.
Why homeowners should get annual checks:
- Safety first - Carbon monoxide poisoning kills around 50 people in the UK each year
- Peace of mind - Confirm your appliances aren't putting your family at risk
- Warranty requirements - Many boiler warranties require annual servicing
- Insurance protection - Some home insurance policies require regular maintenance
- Property value - A recent certificate can reassure buyers and add value when selling
- Prevent breakdowns - Early detection of faults prevents expensive emergency repairs
Homeowner vs Landlord Gas Safety Requirements
Homeowners
- •Not legally required
- •No certificate needed
- •Annual check strongly recommended
- •Protects your own family
- •No inspection timeline requirement
- •Can use any qualified engineer
Landlords
Recommended- •Legal requirement
- •Must have CP12 certificate
- •Annual check mandatory
- •Protects tenants
- •Must be done every 12 months
- •Must use Gas Safe registered engineer
Bottom line: While homeowners have more flexibility, the safety risks are identical. An annual gas safety check costs £60-90 and could save your life, regardless of whether the law requires it.
When homeowners must have a certificate:
There are specific situations where homeowners need gas safety documentation:
- Selling your property - Buyers may request evidence of recent gas safety checks
- New builds - Building Regulations require commissioning certificates for new installations
- Insurance claims - Insurers may require proof of maintenance if making a claim related to gas appliances
- Converting to rental - Before becoming a landlord, you must arrange the first certificate
Business premises
If you own or manage business premises with gas appliances, you have duties under the Health and Safety at Work Act 1974 and the Gas Safety (Installation and Use) Regulations 1998.
Commercial gas safety requirements:
- Annual inspections by Gas Safe registered engineers
- Safety records kept for all gas appliances and installations
- Risk assessments covering gas safety
- Maintenance schedules for all gas equipment
- Staff training on gas safety procedures
Types of businesses that need gas safety checks:
- Offices with gas heating or cooking facilities
- Retail premises with gas appliances
- Restaurants, cafes, and catering businesses
- Hotels, B&Bs, and guest houses
- Workshops and factories
- Warehouses with gas heating
- Healthcare facilities
- Educational establishments
- Sports and leisure facilities
Commercial gas safety certificates may look slightly different from residential CP12 certificates, but the inspection requirements are essentially the same. The engineer checks all appliances, tests safety devices, and confirms everything meets safety standards.
Tenant rights
If you're a tenant, you don't need to arrange a gas safety certificate, but you have important rights:
Your landlord must:
- Provide a copy of the current certificate within 28 days of the check
- Give you a certificate before you move in (if the check was done earlier)
- Arrange access for annual inspections
- Fix any problems identified during inspections
- Display the certificate (in some types of accommodation like HMOs)
Your responsibilities:
- Allow reasonable access for annual inspections
- Not tamper with or damage gas appliances
- Report any faults or concerns immediately
- Not use appliances if they're tagged as unsafe
What to do if your landlord doesn't provide a certificate:
- Request a copy in writing (email or letter)
- If no response, contact your local authority environmental health department
- Report to the Health and Safety Executive (HSE) if safety concerns exist
- In serious cases, you may be able to apply for a rent repayment order
Landlord fined £26,000 for no gas safety certificate
A landlord in Birmingham rented out a property for over 18 months without arranging a single gas safety check. When the tenant complained of feeling unwell, the local authority investigated.
- ✗No gas safety certificate for the entire tenancy
- ✗Landlord ignored tenant requests for a safety check
- ✗Boiler was found to be emitting dangerous levels of CO
- ✗No carbon monoxide alarm installed
- ✗Landlord claimed ignorance of legal requirements
The local authority issued a £26,000 civil penalty. The landlord was also ordered to arrange immediate safety checks, install CO alarms, and provide certificates to all tenants across their portfolio. The case was publicised locally, damaging their reputation.
Ignorance of the law is not a defence. The Gas Safety Regulations have been in force since 1998. Landlords must arrange annual checks and provide certificates to tenants. The financial and reputational cost of non-compliance far exceeds the £60-90 cost of an annual check.
Legal requirements explained
Gas Safety (Installation and Use) Regulations 1998
This is the primary legislation governing gas safety for landlords. Under Regulation 36, landlords must:
Ensure safety checks are carried out:
- At intervals of not more than 12 months
- By a Gas Safe registered engineer
- On all gas appliances and flues
- In any property they own or manage
Provide records to tenants:
- Within 28 days of the check
- Before a new tenant moves in
- For the duration of the tenancy
Keep records:
- For at least 2 years from the date of each check
- Available for inspection by authorities
- Provided to new owners if property is sold
Annual check requirement
The law is specific: you must have a gas safety check every 12 months. This means:
Timing:
- The certificate is valid for 12 months from the date of inspection
- You must arrange the next check before the current certificate expires
- Late checks mean a period of non-compliance, even if brief
Best practice:
- Book the next check 10-11 months after the previous one
- This gives you a buffer period before expiry
- You can maintain your anniversary date each year
Gas Safety Certificate Annual Cycle
Gas Safe engineer inspects all appliances and issues CP12 certificate
Give tenant a copy of the certificate (hand, post, or email)
Schedule next inspection before certificate expires
Complete inspection and receive new 12-month certificate
Retain current and previous certificate for at least 2 years
Can you carry over time?
Yes. If you arrange the inspection within 12 months of the previous one, the engineer can "carry forward" up to 2 months. This means your new certificate can be dated from the expiry of the old one, not the actual inspection date.
Example:
- Previous certificate expires: 15 January 2025
- New inspection carried out: 10 January
- New certificate can be dated: 15 January 2025 (and valid until 15 January 2026)
This helps maintain your anniversary date without losing time.
What's checked during the inspection?
A gas safety check is not just a quick visual inspection. The Gas Safe engineer performs detailed safety tests on:
Gas appliances
Every gas appliance must be checked:
- Boilers (combi, system, conventional)
- Gas fires and room heaters
- Cookers (ovens, hobs, ranges)
- Water heaters and immersion systems
- Tumble dryers (gas models are rare but exist)
- Any other gas-powered equipment
Safety tests performed
For each appliance, the engineer tests:
- Operating pressure - Confirms correct gas supply
- Heat input - Verifies appliance receives right amount of gas
- Combustion analysis - Checks the appliance burns gas safely
- Flue flow - Ensures dangerous gases are expelled properly
- Flame supervision devices - Tests safety shut-off mechanisms work
- Ventilation - Confirms adequate air supply
- Visual inspection - Checks for corrosion, damage, and correct installation
Installation checks
The engineer also examines:
- Gas meter condition and security
- Gas pipework integrity and support
- Emergency control valve location and access
- Flue terminations and routing
- Overall installation safety
A gas safety check typically takes 30-60 minutes depending on how many appliances you have. The engineer will tell you immediately if anything is unsafe and will issue a certificate at the end (or send it to you within a few days).
Providing the certificate to tenants
The law requires landlords to provide tenants with a copy of the gas safety certificate. Here's exactly what you must do:
For new tenancies
Before the tenant moves in:
- Provide a copy of the current certificate
- Can be given by hand, post, or email
- Must be a complete copy of the CP12
Or within 28 days:
- If you arrange the gas safety check after the tenant has moved in
- You have 28 days from the inspection date to provide the certificate
For existing tenancies
Within 28 days of each annual check:
- Every time you have the annual inspection
- Provide the new certificate to existing tenants
- Keep proof that you've provided it
How to provide the certificate
Acceptable methods:
- Hand delivery (get them to sign a receipt)
- Recorded or tracked postal delivery
- Email (keep sent confirmation)
- Via your letting agent (document this)
- Through a tenant portal (ensure they can access it)
Proof of provision:
- Always keep evidence that you've provided the certificate
- Signed receipts, email confirmations, or delivery tracking
- If tenant refuses to accept it, document your attempts
Email is often the easiest method. Send the certificate as a PDF attachment and keep the sent email as proof. Consider using read receipts or requiring email confirmation from the tenant.
Record retention requirements
Landlords must keep gas safety certificates for at least 2 years. Here's what that means in practice:
Minimum legal requirement:
- Current certificate (valid for next 12 months)
- Previous certificate (from last inspection)
- Total coverage: at least 2 years
Best practice:
- Keep all certificates for the duration of each tenancy plus 2 years
- Maintain a log showing when certificates were provided to tenants
- Store both digital and physical copies
- Keep records of any remedial work carried out
Where to store records:
- Secure digital storage (cloud backup recommended)
- Physical file for each property
- Accessible to you at all times
- Available for inspection by authorities
- Transferable to new owners if you sell
What if you lose a certificate?
If you lose a certificate:
- Contact the Gas Safe engineer who carried out the inspection
- Request a duplicate copy
- Most engineers keep records for several years
- If the engineer can't help, you may need a new inspection
Penalties for non-compliance
The penalties for not having a gas safety certificate are severe. The law takes gas safety extremely seriously because lives are at risk.
Criminal prosecution
You can be prosecuted for:
- Not having an annual gas safety check
- Not providing the certificate to tenants within 28 days
- Using an engineer who isn't Gas Safe registered
- Allowing unsafe appliances to be used
Penalties on conviction:
- Unlimited fines (no upper limit)
- Up to 6 months imprisonment (magistrates' court)
- Up to 2 years imprisonment (crown court)
- Criminal record
- Prohibition from letting property
Civil penalties (Housing and Planning Act 2016)
Local authorities can issue financial penalties without prosecution:
- Up to £30,000 per offence (per property)
- Published on public registers
- Can be issued for first-time offences
- Faster process than prosecution
- Appeals available but rarely successful
When civil penalties are issued:
- Missing or expired gas safety certificates
- Failure to provide certificates to tenants
- Repeat offences
- Multiple properties with violations
Rent repayment orders
Tenants can apply to claim back up to 12 months' rent if:
- You don't have a valid gas safety certificate
- You haven't provided them with a copy
- The property is subject to an improvement notice or prohibition order
Amounts awarded:
- Typically 25-100% of rent paid during the period of non-compliance
- Higher percentages for serious or deliberate breaches
- Can include costs and expenses
Insurance implications
Your landlord insurance may be void if:
- You don't have a current gas safety certificate
- You used an unregistered gas engineer
- You knew about unsafe appliances but didn't fix them
Most policies require:
- Annual gas safety checks by Gas Safe engineers
- Valid certificates maintained
- Prompt repairs of identified defects
- Evidence of compliance if making a claim
The financial penalties are substantial, but the real risk is the potential loss of life. Carbon monoxide poisoning kills and seriously injures people every year. The criminal and civil penalties reflect the seriousness with which the law treats gas safety.
Business premises considerations
Business owners have similar gas safety duties to landlords, though the regulations differ slightly.
Legal requirements for businesses
Under the Health and Safety at Work Act 1974 and Gas Safety Regulations:
Employers must:
- Ensure all gas appliances are safe
- Have competent persons (Gas Safe engineers) carry out maintenance and checks
- Keep records of all gas safety work
- Train staff on gas safety procedures
- Conduct risk assessments covering gas hazards
Recommended frequency:
- Annual gas safety checks (minimum)
- More frequent checks for heavy-use equipment
- Immediate checks after faults or incidents
- Regular visual inspections by staff
Commercial gas safety certificates
Differences from residential CP12:
- May be called "Commercial Gas Safety Record" or similar
- Covers the same safety checks
- May include additional equipment (catering equipment, industrial heaters, etc.)
- Still must be carried out by Gas Safe registered engineers
What's checked:
- All gas appliances and equipment
- Commercial cooking equipment
- Process heating equipment
- Boilers and space heaters
- Gas pipework and installations
- Ventilation and extraction systems
Specific business types
Catering and hospitality:
- Ovens, grills, fryers, and hobs
- Water boilers and coffee machines
- May need more frequent checks due to heavy use
Offices and retail:
- Boilers and heating systems
- Staff kitchen appliances
- Display and demonstration equipment
Manufacturing and industrial:
- Process heating equipment
- Industrial ovens and furnaces
- Heat treatment facilities
- Specialist gas-powered machinery
Residential vs Commercial Gas Safety Checks
Residential Properties
- •Gas Safety (Installation and Use) Regulations 1998
- •Annual check mandatory for landlords
- •CP12 certificate format
- •Covers domestic appliances
- •Maximum 12-month intervals
- •Penalties up to 2 years imprisonment + unlimited fines
Commercial Premises
- •Health and Safety at Work Act 1974
- •Annual check recommended minimum
- •Commercial gas safety record format
- •Covers commercial equipment
- •More frequent checks may be needed
- •Penalties include unlimited fines + HSE enforcement action
Bottom line: Both residential and commercial gas safety requirements are serious legal obligations. The core principle is the same: annual checks by Gas Safe engineers with proper record-keeping. The consequences of non-compliance are severe in both cases.
HSE enforcement for businesses
The Health and Safety Executive can:
- Carry out inspections at any time
- Issue improvement notices requiring action within a timescale
- Issue prohibition notices stopping use of unsafe equipment immediately
- Prosecute for breaches
- Close down businesses with serious violations
Frequently asked questions
Yes. If you're renting out property, even for short periods, you're acting as a landlord and must have a valid gas safety certificate. This applies to holiday lets, Airbnb, and any other short-term rental. You must also provide guests with a copy of the certificate.
This is a grey area. Strictly speaking, if you're renting out rooms in your own home where you also live, you may not be legally required to have a CP12. However, you still have a duty of care to your lodgers, and it's highly recommended to have annual gas safety checks. If you have a separate self-contained unit, you definitely need a certificate for that.
You must take all reasonable steps to gain access. Give proper written notice (usually 24 hours), offer multiple appointment times, and keep detailed records of all attempts. If the tenant continues to refuse, seek legal advice about serving notice or applying for a court order. Tenant refusal doesn't remove your legal obligation to arrange the check.
If there are no gas appliances and no gas supply to the property, you don't need a gas safety certificate. However, if there's a capped gas supply (even with no appliances connected), you may still need one. Document this clearly and consider having the gas supply formally disconnected by your gas supplier.
The seller should provide you with the current certificate as part of the sale. Once you become the owner, you become responsible for maintaining valid certificates. If the certificate expires within a few months of purchase, arrange a new check immediately. You cannot let the property without a valid certificate.
It must be a Gas Safe registered engineer. Only Gas Safe registered engineers are legally allowed to work on gas appliances in the UK, and only they can issue valid gas safety certificates. Using an unregistered engineer is illegal, invalidates your insurance, and the certificate would be worthless.
The engineer will classify problems as Immediately Dangerous (ID), At Risk (AR), or Not to Current Standards (NCS). ID means they must disconnect the appliance or turn off the gas immediately. AR means they'll advise you not to use it. NCS is advisory. You must fix ID and AR issues before re-letting, and the engineer will report ID situations to the HSE.
Yes. Each self-contained dwelling needs its own gas safety certificate covering the appliances in that unit. If there's shared communal equipment (like a shared boiler), that requires a separate commercial gas safety check. You cannot use one certificate to cover multiple flats.
Check if there's a current valid certificate. If there is, you have until it expires to arrange the next check. If there isn't, or if the existing one has expired, you must arrange a check immediately before you can legally continue letting the property. Don't wait - this is your legal responsibility from the moment you become the owner.
A gas safety check (CP12) is a legal requirement for landlords and focuses on safety testing. A boiler service is maintenance work to keep the boiler running efficiently and prevent breakdowns. The CP12 is mandatory; servicing is recommended. Many engineers offer combined packages covering both. The CP12 checks all gas appliances, not just the boiler.
Summary: Do you need a gas safety certificate?
You must have a gas safety certificate if:
- You're a landlord of any residential property
- You rent out holiday lets or short-term accommodation
- You provide staff or tied accommodation
- You manage an HMO or shared house
- You run a business with gas appliances
You should have annual gas safety checks if:
- You're a homeowner with gas appliances (for your safety)
- You're selling a property (to reassure buyers)
- Your boiler warranty requires it (to maintain coverage)
- Your insurance policy requires it (to maintain cover)
You don't need to arrange a certificate if:
- You're a tenant (your landlord arranges this)
- You have no gas appliances or gas supply
- You only use electricity for all heating and cooking
When in doubt, arrange a gas safety check. The cost of an annual inspection (£60-90) is trivial compared to the risk of carbon monoxide poisoning, the cost of prosecution (unlimited fines + imprisonment), or the reputational damage of being known as a landlord who doesn't care about safety.
Next steps
Learn exactly what happens during a gas safety inspection:
What to Expect During a Gas Safety Inspection →
Find out all your responsibilities as a landlord:
Landlord Gas Safety Responsibilities →
Understand what a gas safety certificate covers:
What is a Gas Safety Certificate? →
Need to arrange your gas safety certificate? A Gas Safe registered engineer can inspect your property and issue your CP12 certificate, typically within a few days. Don't delay - ensure you're compliant and your property is safe.
Related articles:
- Gas Safety Certificate explained
- Landlord Gas Safety Responsibilities
- Carbon Monoxide Safety
- How to Find a Gas Safe Engineer
Useful tools:
Regulatory references:
- Gas Safety (Installation and Use) Regulations 1998
- Housing and Planning Act 2016
- Health and Safety at Work Act 1974