What the law says
Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 requires landlords to have every gas appliance and flue they provide checked for safety every 12 months by a Gas Safe registered engineer, and to keep the gas installation in safe condition. It applies to mains gas and to LPG.
The engineer must be registered for the type of work and appliance. You can check their ID card number on the Gas Safe Register.
Deadlines at a glance
| What | When |
|---|---|
| Safety check of every appliance and flue you provide | Every 12 months |
| Early check that keeps the anniversary date | Up to 2 months before the deadline |
| Copy of the record to existing tenants | Within 28 days of the check |
| Copy of the record to new tenants | Before they move in |
| Keep each record | Until two further checks have been done |
The gas safety record
After the check the engineer gives you a landlord gas safety record, often called a CP12. It lists each appliance and flue checked, any defects found and the action taken.
If an appliance is classed as immediately dangerous, the engineer will disconnect it with your permission, and it must not be used until it is repaired.
Timing the next check
You can have the check done up to two months before the current one runs out and keep the original anniversary date, so an early check does not shorten the year.
Appliances that belong to the tenant are not part of your annual check, but the pipework you provide still needs to be kept safe.
Penalties
The Health and Safety Executive enforces the gas safety rules. Breaking them is a criminal offence, and the courts can impose an unlimited fine and, in the most serious cases, a prison sentence. If someone is hurt, you may also face civil claims.
What changed in 2026
From 1 May 2026 the written statement of terms you give a new tenant must set out your gas safety duties where the property has gas. The annual check and the 28-day rule are unchanged.
Section 21 was abolished on the same day, so the old rule that an unserved gas record blocked a Section 21 notice no longer applies. Councils also have new powers to investigate landlords and ask for records.
How LetRecord helps
LetRecord adds the gas safety duty when the EPC register shows mains gas, or when you tell it the property has gas. Upload the CP12 and LetRecord tracks the 12-month expiry, reminds you before it is due, and tracks the 28 days you have to give the record to your tenant.
Common questions
Do I need a gas safety certificate if the property has no gas?
No. The annual check only applies to gas appliances and flues you provide. A carbon monoxide alarm is still needed in any room with another fixed combustion appliance, such as a wood burner or oil boiler.
Can I email the gas safety record to my tenant?
Yes. HSE accepts an electronic copy as long as the tenant can open and keep it. Keep a record of when you sent it.
What if my tenant won't let the engineer in?
You must show you took reasonable steps. Give written notice of the visit, offer other times, and keep copies of every attempt. Don't force entry.
Does the check cover the tenant's own cooker or fire?
No. Appliances the tenant owns are their responsibility, but you must still keep the pipework and any flue you provide safe.
Official sources
This guide explains the rules in general terms and is not legal advice.
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