Ensuring you have an up-to-date gas safety certificate is one of your most important responsibilities as a landlord renting out property in South East London. Without it, you could be putting your tenants at risk and be liable for an unlimited fine at the Magistrates’ Court – or even six months in prison.
Understandably, the rules around gas safety are a big concern for many people looking to rent out a home in areas like Wapping and Bermondsey – and we get plenty of questions on the issue. Â
We’ve compiled some of our most frequently asked questions to help you understand your landlord responsibilities regarding gas safety certificates. Read on to find out what’s involved in a landlord gas safety check, how long to keep the certificate and more.
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According to the Gas Safety (Installation and Use) Regulations 1998, you must ensure all gas appliances, fittings, chimneys and flues are safe and working efficiently. Much like your other obligations to repair property, you need to keep on top of gas safety. You have three primary responsibilities in this area:
Organise an annual gas safety check, which a Gas Safe-registered engineer must carry out. The engineer will inspect all gas appliances and flues on the property and give you a gas safety certificate. The Health and Safety Executive (HSE) also recommends asking your engineer to check the gas safety of installation pipes.Â
Provide a copy of the gas safety certificate, sometimes called a gas safety record, to your tenant within 28 days of the check – or of them moving into the property if they are a new tenant.
Organise the essential maintenance needed to ensure that all gas pipework, appliances, chimneys and flues are safe. Check the gas appliances’ manufacturer guidelines to find out how often a service is recommended – if you’re unsure, organise an annual service or get advice from a Gas Safe-registered engineer.
A gas safety certificate is a report you will receive once a Gas Safe-registered engineer has inspected the gas appliances and flues on your property. It will give the inspection results and any remedial action you must take to protect the property.
A gas safety certificate is sometimes referred to as a CP12 – or Corgi proforma 12. This is the previous name for the certification, dating from when Corgi was the registration body for gas engineers. Corgi was replaced by the Gas Safe Register in 2009.
A gas safety inspection will cover all gas systems and appliances, including the gas supply, gas boiler, and any gas fires. The engineer will:
The annual gas safety check for landlords does not cover installation pipework. However, HSE recommends that the Gas Safe engineer should check the whole gas system for tightness to identify any possible leaks or issues that could lead to leaks.
They also recommend that a visual examination of the installation pipework should be conducted, as far as reasonably practicable.
A gas safety certificate should include all of the following information:
Confirmation that the engineer has examined the following on any gas appliance they have performed work on:Â
In London, the average gas safety certificate cost is around £60-£120 for a single appliance. There’s no statutory fixed price.
Your gas safety check’s exact cost will depend upon your system, chosen company and area. Additional gas appliances such as a gas cooker, fireplace or second boiler can add around £10 each. If you choose to have the boiler service carried out at the same time, this can add about £100.
To establish whether you’re paying the right price, get at least three quotes from Gas Safe-registered companies before instructing one. You can find a registered business in your local area on the Gas Safe website. Â
Your certificate lasts for 12 months. You can arrange a gas safety check 10 to 12 months after the last check without affecting the original expiry date. The Health and Safety Executive’s (HSE) Gas Safety Regulations 2018 set out the rules on how often a landlord gas safety check must be carried out.
You should keep your old gas safety check records for at least two years, to demonstrate a history of compliance and proper maintenance of the appliances.
Good record-keeping is more important than ever. As of 27 December 2027, the Renter’s Rights Act 2025 has granted local council the power to demand compliance documents covering the past 12 months. The forthcoming PRS Database is also expected to require landlords to upload their current Gas Safety Record/CP12.
Appliances owned by your tenant aren’t your responsibility, but it’s up to you to ensure the safety of connecting flues. It would be in your interests to remind your tenants that their appliances should be checked by a Gas Safe-registered engineer each year. You could offer to include the appliance in your checks and servicing plans and pass on any additional costs.
By law, all rooms with a solid fuel-burning appliance, such as a coal fire or wood-burning stove, must have a carbon monoxide detector.
Since 1st October 2022, a CO alarm has been required in all rooms with a fixed combustion appliance – such as gas boilers or gas fires. However, gas cookers are excluded from the updated regulation.
When additional appliances are installed, a new alarm must also be fitted. The cost of installing and maintaining these alarms will fall on the landlord. However, the responsibility to regularly test the alarms still lies with the tenant.
The gas safety check takes around half an hour to complete. Larger properties with more appliances and pipework may take longer.
If a gas appliance or installation doesn’t pass the gas safety check, your engineer will advise on the severity and remedial work required.
Immediately Dangerous (ID) installations and appliances pose an immediate danger to your tenant’s life. An At Risk (AR) classification means one or more faults could pose a life-threatening risk. If your property receives either of these results, the engineer will disconnect the gas supply and apply a ‘do not use’ warning sticker. You must seek remedial work as soon as possible.
Gas safety checks are essential, but landlords must give 24 hours’ written notice before entering the property. Make this clear in the tenancy agreement to avoid problems. You should also record your request and the tenants’ response to demonstrate your attempts to meet your requirements under the Gas Safety (Installation and Use) Regulations 1998.
It’s a legal requirement to give new tenants a copy of the gas safety certificate before they move into the property. Existing tenants should receive it no more than 28 days after the inspection. If you don’t issue a copy, your tenants can complain to the Health and Safety Executive (HSE).
Landlords can be imprisoned for up to 6 months or receive an unlimited fine for failing to have a valid gas safety certificate. Since 27 December 2025, local authorities have enhanced investigation powers under the Renters’ Rights Act 2025 and can demand compliance records going back 12 months.
There can be further consequences too. Under the Act, compliance with gas safety obligations is a prerequisite for serving a valid notice to seek possession. This means that a landlord who cannot demonstrate compliance may be unable to regain possession of their property.
From 1 May 2026, Section 21 notices are abolished and landlords in England must rely on Section 8 grounds to regain possession. Gas safety compliance remains a prerequisite of eviction. If a landlord cannot show they have met their gas safety obligations (including providing the tenant with a valid certificate) a court may refuse to grant a possession order.
HMOs must follow the same rules on gas safety checks, whether they are part of a licensing scheme or not.
Find out more about gas safety checks and certificates on the Gas Safe website. For a broader view of the gas safety rules, consult the Health and Safety Executive (HSE) website.
With stronger enforcement action for non-compliance, SE1 landlords are under additional pressure, but a local lettings agent can help you meet your gas safety deadlines and duties. If you are a landlord with a property in SE1 or surrounding areas such as Vauxhall, London Bridge, Borough or Surrey Quays, Garrett Whitelock will be happy to help. We’re on hand to talk you through landlord gas safety checks, health and safety rules and any other aspects of renting out property. Please contact us today.
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