The annual gas safety check is one of the most important legal obligations for any UK landlord. Every year, properties with gas appliances must be inspected by a Gas Safe registered engineer, and a Gas Safety Record (commonly called a CP12) must be issued.
This guide covers everything you need to know: what the law requires, what happens during an inspection, how much it costs, and the penalties you face if you do not comply.
What the Law Says
The Gas Safety (Installation and Use) Regulations 1998 require landlords to:
- Have all gas pipework, appliances and flues maintained in a safe condition
- Arrange an annual gas safety check by a Gas Safe registered engineer
- Provide a copy of the Gas Safety Record to existing tenants within 28 days of the check
- Provide a copy to new tenants before they move in
- Keep records of each safety check for at least 2 years
What Gets Checked
During a gas safety inspection, the engineer will check:
- All gas appliances (boiler, cooker, gas fire, etc.) for safe operation
- Flues and ventilation — ensuring combustion gases are properly vented
- Gas pipework — checking for leaks and correct installation
- Operating pressure and gas rate of each appliance
- Safety devices are working correctly
How Much Does It Cost?
A standard gas safety check typically costs between £60 and £90 for a single property, though prices vary by region and the number of appliances. Properties with multiple gas appliances may cost more. Some engineers offer portfolio discounts for landlords with several properties.
What If an Appliance Fails?
If the engineer identifies an unsafe appliance, they will classify it as:
- Immediately Dangerous (ID): The appliance is disconnected immediately
- At Risk (AR): Not immediately dangerous but could become so — the engineer will advise turning it off
- Not to Current Standards (NCS): Safe to use but does not meet current installation standards
ID and AR appliances must be repaired or replaced before the certificate can be issued.
Penalties for Non-Compliance
Failing to maintain a valid gas safety certificate is a criminal offence. Penalties include:
- Fines of up to £6,000 (unlimited in some cases)
- Imprisonment for up to 6 months
- Invalidation of your Section 21 notice — you cannot evict a tenant without a valid CP12
- Civil liability if a tenant is injured due to a gas safety failure
Can You Do the Check Early?
Yes. If you arrange the check within the two months before the expiry date, the new certificate will be dated from the old expiry date — so you do not lose any time. This is known as the MOT-style rule and it means there is no excuse for late checks.
Managing Gas Safety Across a Portfolio
If you manage multiple properties, tracking gas safety expiry dates becomes critical. Missing one renewal across a portfolio of 20 or 30 properties is easier than you think, especially when different properties have different renewal dates throughout the year.
Keyvant automatically tracks gas safety certificate expiry dates for every property in your portfolio and alerts you when renewals are due, so nothing falls through the cracks.