Quick answer
A property with gas appliances needs a gas safety check by a Gas Safe registered engineer every 12 months. Tenants must receive the record before they move in or within 28 days of the check, and records should be kept for at least two years. A lapsed certificate can hold up an HMO licence renewal.
If a shared house has any gas appliance, the landlord needs a valid Gas Safety Certificate, often called a CP12. It is one of the checks every council expects to see for an HMO licence, and one of the easiest to let lapse because it must be repeated every year.
What the law requires
- A gas safety check by a Gas Safe registered engineer every 12 months.
- A copy of the record given to tenants before they move in or within 28 days of the check.
- Records kept for at least two years.
- Gas appliances and flues you supply maintained in a safe condition at all times.
What is checked in an HMO
The engineer inspects every gas appliance you supply: the boiler, the shared cooker and any gas fires or room heaters, plus flues, ventilation and safety devices. In an HMO this often means more appliances than in a single let, all recorded on one certificate. The engineer records any defects and whether each appliance is safe to use.
Appliances that fail are labelled and, if dangerous, disconnected. You then need a re-check once the fault is fixed. See our service page for gas safety certificates in London.
Gas safety check or boiler service?
They are not the same. A boiler service maintains the appliance and improves its efficiency; the gas safety record is a legal safety check of every appliance and flue. Councils want the gas safety record. Many landlords combine the two visits to save money.
Avoiding a lapse
You can have the check done up to two months before the due date and keep the original anniversary date, so your annual cycle stays stable. Booking early matters in autumn, when engineers are busiest. A lapsed certificate can hold up a licence renewal and exposes you to enforcement action.
New tenants and room lets
In a room-by-room HMO, provide each new tenant with the current record at move-in, and keep a log of who received it and when. Displaying a copy in a communal area is good practice, but it does not replace giving tenants their own copy.
Carbon monoxide and smoke alarms
Landlords must provide a smoke alarm on every storey and a carbon monoxide alarm in any room with a solid fuel appliance. Councils often set stricter alarm standards for HMOs through licence conditions, so check your borough and see our fire risk assessment guide.
Frequently asked questions
Do I need a gas certificate if the HMO has no gas?
If there are no gas appliances there is no gas safety check to carry out, but councils may ask you to confirm that in writing.
Who can issue the certificate?
Only a Gas Safe registered engineer, and you can check their registration on the Gas Safe Register.
What if a tenant will not allow access?
Keep a record of your attempts to arrange access, such as dated letters and messages. This evidence matters if you are challenged.
Sources and further reading
- GOV.UK: Your landlord’s safety responsibilities
- HSE: Gas safety, landlords and letting agents
- Gas Safe Register
Related guides
- HMO landlord certificates checklist
- How often does an HMO need an EICR?
- HMO licence renewal checklist
Need this arranged across one or several properties? Request a written quote or call 07707 999369.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.