5 Feb 2026 · 4 min read
My landlord gas safety certificate has expired - what do I do now?
By Carlton Fuller · Founder & Master Gas Engineer, 30 years' experience
We get calls about expired CP12s often. Certificates usually lapse when a renewal reminder is missed, a letting agent changes, or a property changes hands. Here is what the law says and what to do today.
What the law says
Under the Gas Safety (Installation and Use) Regulations 1998, landlords must have a valid gas safety certificate for every rental property with gas appliances. Certificates must be renewed every 12 months. If yours has expired, you are already in breach of the regulation.
The consequences of a lapsed certificate
- ◆A fine of up to £6,000 per property per breach
- ◆Criminal liability for the property owner - not the letting agent
- ◆Potential invalidation of landlord insurance - many policies require a valid CP12
- ◆Difficulty serving a Section 21 notice - courts have refused notices where no valid CP12 was in place
What to do today
- ◆Do not wait - book a Gas Safe engineer for the earliest available slot
- ◆Notify your letting agent if one manages the property - they carry their own compliance obligations
- ◆Check whether other properties in your portfolio are approaching expiry at the same time
- ◆Once renewed, give the new certificate to your tenant within 28 days and keep your copy for two years
How quickly can we get to your property?
From our Horley base we cover Surrey and South London same-day for urgent CP12 renewals. If your property is in Croydon, Sutton, Reigate or Redhill, call us in the morning and we can often be there the same afternoon. The digital certificate is emailed within the hour of the inspection completing.
Book an urgent CP12 renewal - same-day available across Surrey and South London.
Book a CP12 nowFrequently asked
How long can a CP12 be lapsed before I face prosecution?
There is no grace period. Once the certificate expires you are technically in breach. Enforcement is complaint and audit driven rather than automatic, but the risk is real. Renew immediately.
Can my tenant refuse entry for the inspection?
Tenants can refuse, but landlords are still legally responsible for having a valid certificate. Document every access attempt and seek legal advice if a tenant persistently refuses.
Can I still serve a Section 21 notice with an expired CP12?
Courts have refused Section 21 notices where a valid CP12 was not provided at the start of the tenancy or where it lapsed before the notice was served. Get up to date before issuing any notice.
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Need a Gas Safe engineer?
Call 07956 876156 or request a callback - we cover South London and Surrey.