Gas & Electrical Safety for Landlords – Annual Checks, Certificates & Penalties

ByIgor Sotskov

Introduction – Why Gas & Electrical Safety Can’t Be Ignored

In 2019, a landlord in Manchester was sentenced to 12 months in prison after a tenant died from carbon monoxide poisoning. The gas fire had never been serviced, and there was no carbon monoxide alarm.

Gas and electrical safety isn’t just paperwork – it’s about keeping your tenants alive.

Your legal duties are clear:

  • Gas Safety (Installation & Use) Regulations 1998 – Annual gas safety checks by a Gas-Safe registered engineer
  • Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 – Mandatory 5-year electrical inspections

    • Gas Safety Certificates – The Annual Must-Do

    Who Can Issue?

    Only a Gas-Safe registered engineer can issue a gas safety certificate (CP12).

    What’s Checked?

  • All gas appliances (boilers, fires, cookers)
  • Flues and chimneys
  • Ventilation
  • Pipework

    • Timeline

  • Annual check – Must be done every 12 months
  • 28 days – You must give a copy to tenants within 28 days of the check
  • Records – Keep copies for at least 2 years

    • Penalties

  • Fines up to £30,000
  • Imprisonment (up to 6 months)
  • Invalidated insurance
  • Cannot serve Section 21 notice

    • For a complete guide, see: Gas Safety Certificate Landlord.

    Electrical Installation Condition Report (EICR) – Every 5 Years

    What is an EICR?

    An Electrical Installation Condition Report inspects the fixed wiring in your property. It identifies:

  • C1 – Danger present (immediate action required)
  • C2 – Potentially dangerous (urgent action required)
  • C3 – Improvement recommended
  • FI – Further investigation required

    • Timeline

  • New tenancies – Provide EICR within 28 days of check
  • Existing tenancies – Must have been done by April 2021
  • Renewal – Every 5 years (or sooner if required by the report)
  • Cost – £200-£400 depending on property size

    • Penalties

  • Up to £30,000 fine
  • Cannot serve Section 21 notice without a valid EICR

    • For detailed guidance, see: EICR Landlord Guide.

    Portable Appliance Testing (PAT) – The Grey Area

    Is PAT a Legal Requirement?

    Technically, no – there’s no specific law requiring PAT testing. However, you have a duty of care under the Health and Safety at Work Act 1974 and the Electrical Equipment (Safety) Regulations 2016.

    What to Test

  • Landlord-provided appliances – Fridges, washing machines, TVs, lamps
  • High-risk items – Kettles, toasters, heaters
  • Not required – Tenant-owned appliances (but recommend tenants check)

    • Frequency

  • High-risk items – Annually
  • Low-risk items – Every 2-4 years
  • New appliances – Visual check, then per schedule

    • For more detail, see: Portable Appliance Testing PAT.

    Carbon Monoxide Alarms – Placement & Maintenance

    Legal Requirements

  • Solid-fuel appliances – CO alarm required by law since 2015
  • Gas appliances – Not legally required, but strongly recommended
  • Best practice – All rooms with any fuel-burning appliance

    • Types of CO Alarms

  • Battery-powered – Cheapest option (£15-£30)
  • Sealed-unit – 10-year battery, no replacement needed (£25-£40)
  • Smart alarms – Wi-Fi connected, sends alerts to your phone (£40-£80)

    • Testing

  • Monthly – Test button
  • Replace – Every 5-7 years (check manufacturer’s date)

    • For a complete guide, see: Carbon Monoxide Alarm Regulations.

    Finding & Vetting Contractors

  • Gas-Safe Register – www.gassaferegister.co.uk
  • NICEIC – For certified electricians
  • NAPIT – Alternative to NICEIC
  • Checkatrade – Vetted local tradespeople

    • Red flags: No certification, cash-only, too-cheap quotes, no insurance.

    Record Keeping & Tenant Communication

    Keep these records accessible:

  • Gas safety certificates (last 2 years)
  • EICR reports (last 5 years)
  • PAT test records
  • CO alarm installation records
  • Contractor invoices

    • Provide tenants with:

  • Copy of gas safety certificate within 28 days
  • Copy of EICR within 28 days
  • Safety information sheet at check-in

    • Free Download: Gas & Electrical Safety Tracker

    Download my free Safety Tracker – a calendar-based spreadsheet to track due dates for gas safety, EICR, PAT, and CO alarms.

    Get Your Free Tracker

    Next Steps & Professional Help

  • Book your annual gas safety check
  • Schedule your 5-year EICR
  • Install CO alarms in all relevant rooms
  • Find local Gas-Safe engineers

    • Need help? Contact us for referrals to trusted engineers in your area.

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