Landlord gas safety checks

The short answer

Every gas appliance, flue and length of pipework in a let property must be checked annually by a Gas Safe registered engineer. The landlord keeps the record for two years, gives a copy to existing tenants within 28 days and to new tenants at the start of the let. A check is not the same as a service, and many landlords book both together.

What the work involves

The engineer tests appliance operation, gas tightness, combustion, ventilation and flue performance, then issues a Landlord Gas Safety Record listing every appliance and any defect.

Rules and responsibilities in Scotland

The Gas Safety (Installation and Use) Regulations 1998 apply across Great Britain. Only Gas Safe registered engineers may work on gas. Unsafe appliances must be disconnected. Tenants' own appliances are not the landlord's duty, but the pipework serving them is.

What commonly goes wrong

Booking a check but not a service, so an ageing boiler passes the safety test and then fails mid-winter; and losing the record when the managing agent changes.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• A combined safety check and boiler service costs less than booking the two separately.
• Multiple appliances — boiler, fire, hob — add to the check cost.
• Access failures where the tenant is out mean a repeat call-out charge.

What to do, in order

1. 1Book the check before the anniversary date, not on it.
2. 2Give the tenant proper notice in writing of the access appointment.
3. 3Ask for a service at the same visit if the boiler is over five years old.
4. 4Issue the record to the tenant within 28 days and keep it for two years.
5. 5Act immediately on any appliance recorded as unsafe.

Local detail for the Lothians

• Older Edinburgh tenement flats often have flues in shared stacks, which can complicate testing and repair.
• Some rural West Lothian and East Lothian properties are off the gas grid and need oil or LPG checks instead, under different rules.
• Winter demand for engineers peaks in the Lothians from October, so early booking matters.

When you need a professional

Only a Gas Safe registered engineer can carry out the check; verify the registration number rather than accepting a card at face value.

Common questions

Is a gas safety check the same as a boiler service?

No. The check confirms the appliance is safe on the day; a service cleans and maintains it to keep it reliable. Most landlords book both together.

How long must the gas record be kept?

Two years, and a copy must go to the tenant within 28 days of the check.

Related pages

• EICR and electrical safety

  The five-yearly electrical installation condition report and portable appliance checks in a let.

• Heating upgrades in a rental

  Replacing an old system, choosing controls, and timing the work around tenancies.

• The landlord compliance pack

  One folder holding every certificate, date and record a Scottish let needs.