What London HMO landlords must do annually to meet gas safety obligations, covering CP12 certification, appliance condition, pipework inspection, emergency controls, and tenant notification duties.
HMO Gas Safety Obligations for London Landlords
Houses in Multiple Occupation face the same gas safety legal framework as other rental properties but carry heightened responsibility due to the number of occupants sharing appliances and pipework. Failure to comply with the Gas Safety (Installation and Use) Regulations 1998 can result in unlimited fines and criminal prosecution. This checklist covers every obligation you need to meet.
Annual Gas Safety Check (CP12)
The Gas Safety Record, commonly referred to as the CP12, must be carried out every twelve months by a Gas Safe registered engineer. The record must cover every gas appliance and flue in the property. For an HMO this typically includes:
- The main boiler and all associated flues and terminals
- Any gas cookers in shared kitchens or individual rooms
- Gas fires or space heaters in communal or private spaces
- Gas meters and associated pipework up to the meter
The check must be completed before the expiry of the previous record. It is good practice to book it one to two months before the anniversary date to allow for rescheduling if needed.
Appliance Condition
The engineer will assess each appliance for safe operation, correct combustion, adequate ventilation, and proper flue integrity. Any appliance found to be immediately dangerous (ID) must be disconnected. An at-risk (AR) classification requires prompt remedial action. You cannot let the property continue operating with an immediately dangerous appliance in service.
Keep records of appliance ages and service history. Boilers over fifteen years old carry a higher risk of failure and should be assessed for replacement as part of ongoing HMO maintenance planning.
Pipework Inspection
Visual inspection of accessible pipework should be carried out as part of the annual check. Look for signs of corrosion, unsupported runs, mechanical damage, or pipework routed through areas where damage is likely (e.g. near building maintenance access). Any pipework in poor condition should be renewed before it becomes a safety issue.
In older London HMOs, particularly Victorian terraces converted to multi-occupancy, original lead-jointed or iron pipework may still be present in parts of the installation. This should be identified and scheduled for replacement.
Emergency Control Valve
Every HMO must have a clearly accessible emergency control valve (ECV) at the meter position. Tenants must know where this is and how to operate it. Check that the ECV operates freely and is not obscured by stored items. Label it clearly. In HMOs with communal meter cupboards, ensure the cupboard is accessible to tenants at all times.
Tenant Notification Requirements
Under the Gas Safety Regulations, landlords must provide a copy of the current gas safety record to existing tenants within 28 days of the check being completed. For new tenants, the record must be provided before they move in. Keep copies for at least two years.
In an HMO where individual rooms are let, each tenant must receive their own copy. It is not sufficient to post a single copy on a noticeboard.
Carbon Monoxide Alarms
The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 require a carbon monoxide alarm in every room containing a gas appliance (excluding gas cookers in England). In an HMO, this means a CO alarm in any room with a boiler, gas fire, or gas appliance. Alarms must be in working order at the start of each new tenancy.
Landlord Checklist Summary
- Annual CP12 by Gas Safe registered engineer covering all appliances and flues
- Copy of record provided to all tenants within 28 days
- New tenants receive record before move-in
- Records kept for minimum two years
- Immediately dangerous appliances disconnected before re-letting
- Emergency control valve accessible, operational, and clearly labelled
- Carbon monoxide alarms fitted in all rooms with gas appliances
- Pipework in satisfactory condition with no active corrosion or damage