Annual Gas Safety Check for Landlords: Timing, Booking, and the 10-Month Window
The 12-Month Rule
Regulation 36(3)(a) of the Gas Safety (Installation and Use) Regulations 1998 sets the deadline: every gas appliance and flue in a let property must be safety-checked within 12 months of the previous check. The clock runs from the inspection date on your Landlord Gas Safety Record — not from when you signed the tenancy agreement or when the calendar year turns.
Miss the anniversary by one day and you've committed a strict liability criminal offence. There is no statutory grace period.
How the Early-Check Window Works
The 2018 amendment to GSIUR introduced Regulation 36A, which solved a longstanding headache. Before 2018, booking a check even slightly early meant your anniversary date reset to the new inspection date — punishing landlords who planned ahead.
Now, if your check is carried out within the two calendar months before your current expiry date, the original anniversary is preserved. Your next deadline stays the same as it would have been.
Here's how that plays out:
- Current expiry: 14 November 2026
- Check done 20 September 2026 (within 2 months before expiry): next expiry stays 14 November 2027
- Check done 1 August 2026 (more than 2 months early): next expiry resets to 31 July 2027
The practical takeaway: the sweet spot is month 10 or 11. That gives you enough buffer to handle scheduling problems or tenant access delays, without losing your anniversary date.
What "Still Valid" Means for Early Checks
An early check within the Regulation 36A window is fully valid for compliance purposes from the date it's performed. You don't need to wait until the old record expires before serving the new one on tenants. The 28-day delivery clock starts ticking from the new inspection date.
To make the anniversary preservation hold up in an audit, retain the records from the preceding two consecutive checks. That paper trail proves the preserved date is legitimately calculated, not just claimed.
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Booking the Check
The process is straightforward:
- Find a Gas Safe registered business — search the register online or call 0800 408 5500
- Verify the engineer's individual ID card on arrival (photo, licence number, expiry, and appliance categories on the reverse)
- Give the tenant at least 24 hours' written notice of the appointment
- Be available (or have your agent available) to let the engineer in if needed
Most engineers can schedule within 5 to 10 business days for a routine check. If you're approaching your deadline, some businesses offer priority bookings for an additional fee. Standard fees range from £45 to £150 depending on region and appliance count — London and the South East sit at the high end.
When Things Go Wrong With Timing
If you realise your record has expired, don't try to backdate anything. Book an urgent check immediately, get the new record, and serve it on your tenants within 28 days. The renewal clock resets to the new inspection date — you'll lose your old anniversary, but that's the lesser problem compared to continued non-compliance.
Keep a written note in your file explaining the delay and the immediate corrective action you took. If enforcement proceedings follow, evidence of prompt remediation strengthens your position, even though it doesn't erase the offence.
A simple diary reminder set for 10 months after each check prevents most of these situations. Several free services, including CertDue, will email you at 60, 30, and 7 days before expiry. Our Gas Safety Compliance Guide includes a compliance calendar template that maps the Regulation 36A window across multiple properties.
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Download the England Gas Safety Checklist — a printable guide with checklists, scripts, and action plans you can start using today.