Landlord Certificates Guide: Gas, EICR, EPC Requirements
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UK landlords need three key certificates: Gas Safety (CP12) renewed annually, EICR every 5 years, and a valid EPC rated E or above. Missing any blocks Section 21 and risks significant fines.
Certificate requirements overview
Three certificates are mandatory for private rental properties in England: gas safety, electrical safety, and energy performance. Each has different validity periods and requirements.
| Certificate | Frequency | Who provides | Give to tenant |
|---|---|---|---|
| Gas Safety (CP12) | Annual | Gas Safe engineer | Within 28 days / before move-in |
| EICR | Every 5 years | Qualified electrician | Within 28 days / before move-in |
| EPC | Every 10 years | Accredited assessor | Before marketing |
Gas Safety Certificate (CP12)
A Gas Safe registered engineer must check all gas appliances, pipework, and flues every 12 months. The resulting CP12 certificate must be given to tenants within 28 days of the check.
What's checked
- Boilers and water heaters
- Gas fires and heaters
- Gas hobs and ovens
- Pipework and connections
- Flues and ventilation
Key requirements
- Frequency: Every 12 months
- Engineer: Must be Gas Safe registered
- Existing tenants: Copy within 28 days of check
- New tenants: Copy before they move in
- Records: Keep for 2 years
Typical costs
£60-100 for a standard check (one boiler, hob/oven). More appliances = higher cost. Prices vary by area.
If appliances fail
The engineer may classify issues as Immediately Dangerous (disconnected), At Risk, or Not to Current Standard. Address problems promptly—ID issues mean the appliance is off until fixed.
Electrical Installation Condition Report (EICR)
A qualified electrician inspects all fixed electrical installations. The EICR must be renewed every 5 years and given to tenants. Urgent issues (C1/C2 codes) must be fixed within 28 days.
What's checked
- Consumer unit (fuse box)
- Wiring and circuits
- Sockets and switches
- Light fittings
- Earthing and bonding
Key requirements
- Frequency: Every 5 years (or at change of tenancy)
- Electrician: Registered with competent person scheme (NICEIC, NAPIT, etc.)
- Existing tenants: Copy within 28 days
- New tenants: Copy before move-in
- Remedial work: Complete within 28 days if required
EICR codes explained
| Code | Meaning | Action |
|---|---|---|
| C1 | Danger present | Immediate fix required |
| C2 | Potentially dangerous | Fix within 28 days |
| C3 | Improvement recommended | Advisory—not mandatory |
| FI | Further investigation | Investigate, then address |
Typical costs
£150-300 depending on property size. Larger properties with more circuits cost more. Remedial work is additional.
Energy Performance Certificate (EPC)
An EPC rates the property's energy efficiency from A (best) to G (worst). Rental properties must be E or above. The certificate lasts 10 years and must be available before marketing.
Minimum rating
- Current minimum: E rating
- F or G rated: Cannot legally be let (without exemption)
- Future minimum: Expected to rise to C (2028 new tenancies, 2030 existing)
Key requirements
- Validity: 10 years
- Assessor: Accredited EPC assessor
- Timing: Must exist before marketing property
- Provide to: Prospective tenants at viewing, and tenants when agreed
Exemptions
If improvements would cost more than £3,500 (expected to rise to £10,000) and you can't reach minimum E, you can register an exemption. Exemptions last 5 years.
Improving your rating
- LED lighting throughout
- Loft insulation (270mm)
- Cavity wall insulation
- Draught proofing
- Smart heating controls
- Boiler upgrade (if old)
Typical costs
£60-120 for the EPC assessment. Improvement costs vary widely depending on what's needed.
Other certificates and requirements
Beyond the big three, some properties need additional certifications: HMO licence, Legionella risk assessment, smoke/CO alarms, and potentially PAT testing.
Smoke and CO alarms
- Smoke alarm on every floor
- CO alarm in rooms with fixed combustion appliance
- Check they work at start of each tenancy
- No certificate needed, but document that you've checked
Legionella risk assessment
Not a certificate as such, but landlords should assess legionella risk. For most domestic properties, simple measures (avoiding stagnation, checking temperatures) suffice. Formal assessment recommended for HMOs or complex systems.
HMO licence
Properties with 5+ people from 2+ households need a licence. Additional and selective licensing may apply in your area—check with your council.
PAT testing
Not legally required for landlords, but recommended for any electrical appliances you provide. Annual testing provides evidence of safety.
Managing certificate deadlines
Track renewal dates carefully. Missing a deadline means you're non-compliant, which blocks Section 21 and risks fines. Set reminders well in advance.
Renewal timeline
| Certificate | Renew | Remind yourself |
|---|---|---|
| Gas Safety | Annual | 2 months before expiry |
| EICR | 5 years | 6 months before expiry |
| EPC | 10 years | 3 months before expiry |
Tips for staying on top
- Use calendar reminders for each property
- Book gas safety 10-11 months after previous (maintains continuous cover)
- Keep digital copies of all certificates
- Track certificates by property, not by date received
Penalties for non-compliance
Missing certificates invalidates Section 21 and attracts significant fines. Gas safety breaches can lead to prosecution; EICR and EPC breaches bring civil penalties.
| Certificate | Section 21 impact | Fine |
|---|---|---|
| Gas Safety | Invalid without valid CP12 | Up to £6,000 (or prosecution) |
| EICR | Invalid without valid EICR | Up to £30,000 |
| EPC | Invalid without E+ rating | Up to £5,000 |
Frequently asked questions
What if tenant refuses access for checks?
Document your attempts. You must take "all reasonable steps." If tenant repeatedly refuses despite notice, keep records. You may need to serve notice for breach of tenancy.
Do I need certificates for property without gas?
No gas = no gas safety needed. You still need EICR and EPC.
Can I do checks myself?
No. Gas safety requires Gas Safe registration. EICR requires a qualified electrician. EPC requires an accredited assessor. DIY isn't valid.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Book your annual gas check 10 months after the previous one. This keeps you perpetually a month ahead of the deadline. One busy period or booking delay won't push you into non-compliance.