Gas Safety - Repair of Rented Properties: The Position in 2026
Gas safety in rented properties is a critical legal requirement that ensures both tenants' wellbeing and landlords' compliance. In 2026, gas safety standards have become even more stringent with the introduction of the Renters' Rights Act (RRA) 2025, which significantly enhances protections for tenants while imposing stricter obligations on landlords.
2026 update - Renters' Rights Act 2025: New repair duties now apply to private landlords. The Renters' Rights Act 2025 extends the Decent Homes Standard to the private rented sector and brings in Awaab's Law, which sets strict timescales for landlords to investigate and fix serious hazards such as damp and mould. If a landlord ignores a dangerous defect you can report it to your council's environmental health team, and where the problem is serious the council can require the work to be done. The Act is being phased in across 2026. See our Renters' Rights Act 2025 guide.
Gas safety in rented properties is governed by a combination of statutes including the Housing Act 1988 and the Deregulation Act 2015. Landlords must obtain and maintain current gas safety certificates and ensure that all gas appliances are serviced annually by a Gas Safe registered engineer to comply with legal requirements. Failure to do so can result in penalties and liability for any accidents or injuries caused by unsafe installations.
What the Law Says
The Housing Act 1988 (sections 21, 8, and 13) and the Deregulation Act 2015 (section 33) set out specific duties regarding property repairs and safety standards. Under section 11 of the Landlord and Tenant Act 1985, landlords are expected to maintain installations for gas supply, ensuring they remain in repair and proper working order. The Housing Act 2004 further mandates that landlords must provide a copy of the latest gas safety check certificate within 28 days of commencement of a tenancy or upon request by the tenant during their tenure.
The Tenant Fees Act 2019 also plays a role, prohibiting landlords and agents from charging tenants for any gas safety checks. This ensures that all repairs and inspections are covered by the landlord without additional costs to the tenant.
How the Renters' Rights Act 2025 Changes this
The Renters' Rights Act 2025 has significantly altered the situation of rental property management. At Gas Safety - Repair of Rented Properties, it abolishes Section 21 notices, making it harder for landlords to end tenancies without cause and ensures that periodic tenancies start from day one instead of a rolling basis after the initial fixed term. The act also introduces an annual rent cap via Section 13, limiting how much landlords can increase rents each year.
In addition, the Decent Homes Standard is now extended to all private rented sector (PRS) properties, meaning that they must meet certain quality criteria for habitability and safety. Awaab's Law, previously applicable only in social housing, has been extended to cover private landlords as well, further emphasising the need for safe and secure living environments.
The new act also establishes a Private Rented Sector Ombudsman who can mediate disputes between tenants and landlords. all PRS properties must be registered on a central PRS Database to ensure transparency and accountability in the rental market.
What this Means for Tenants
Tenants have several rights under the Renters' Rights Act 2025 regarding gas safety. They're entitled to receive a copy of the latest gas safety certificate within 28 days of moving into their property or upon request at any time during their tenancy. If they notice issues with gas appliances, tenants should inform their landlord immediately and insist on prompt action.
Tenants may be entitled to withhold rent until repairs are made if the property fails to meet safety standards under Awaab's Law. They can also seek redress through the PRS Ombudsman or local environmental health services for unresolved issues. It's important that tenants keep detailed records of all communications and complaints regarding gas safety.
What this Means for Landlords
Landlords are expected to comply with stringent regulations concerning gas safety, including obtaining and renewing gas safety certificates annually from Gas Safe registered engineers. They must also ensure that all gas appliances are installed by qualified professionals and maintained in a safe condition throughout the tenancy period.
Failure to meet these requirements can result in fines and legal action. At Gas Safety - Repair of Rented Properties, landlords should be proactive about addressing any issues raised by tenants or identified during routine inspections. Compliance with Awaab's Law is mandatory, ensuring properties not only comply with safety standards but also adhere to broader habitability guidelines under the extended Decent Homes Standard.
Common Scenarios
- Scenario 1: A tenant reports a gas leak in their rented property and contacts the landlord immediately. The landlord takes no action for several days, during which time the issue worsens.
- Scenario 2: During an annual inspection, a Gas Safe engineer finds that a gas cooker isn't functioning correctly due to old wiring. The landlord agrees to replace it but delays doing so beyond the statutory deadline.
- Scenario 3: A tenant requests a copy of the latest gas safety certificate from their landlord within the first month of moving in. The landlord fails to provide this document, despite being legally obligated to do so.
Evidence Tenants Should Keep
Tenants should keep records of all communications with landlords regarding gas safety issues. This includes emails, letters, and text messages detailing any complaints or requests for repairs. Keeping a log of dates when the tenant reported problems is important. Additionally, tenants may want to take photos of faulty appliances and any visible signs of gas leaks or malfunctions.
It's also wise to retain copies of any official documents related to gas safety checks, such as certificates issued by Gas Safe registered engineers. These records can be important in proving compliance or non-compliance with legal requirements when disputes arise.
What to Do if Things Go Wrong
If issues persist despite repeated requests for action from the landlord, tenants should send a formal complaint letter outlining the problem and demanding repair within a reasonable timeframe. If no resolution is achieved, contacting local environmental health services is the next step. They can inspect the property and issue enforcement notices if necessary.
Tenants may also seek redress through their deposit protection scheme in case of withheld rent due to unsafe conditions. At Gas Safety - Repair of Rented Properties, failing that, lodging a complaint with the Housing Ombudsman or PRS Ombudsman might be warranted. In extreme cases where safety standards are repeatedly ignored. Taking legal action via a first-tier tribunal or county court may become necessary.
Common Mistakes to Avoid
Both tenants and landlords often fall into common traps when dealing with gas safety issues:
- Tenants: Failing to request or follow up on the latest gas safety certificate.
- Landlords: Delaying repairs beyond statutory deadlines, believing they can get away with it.
- Tenants: Not documenting complaints adequately, leading to disputes over timelines and urgency.
- Landlords: Ignoring tenant requests without proper justification or communication.
- Tenants: Withholding rent improperly when safety standards aren't met.
- Landlords: Charging tenants for gas safety checks or repairs which they're legally required to cover.
Where to Get Help
For additional assistance, tenants and landlords can contact organisations like Shelter and Citizens Advice, who provide free legal advice and support. Local council housing teams also offer guidance on property standards and regulations. Housing solicitors specialising in tenant rights can be invaluable for dealing with more complex disputes or legal proceedings.
Legal aid may still be available under certain circumstances to cover costs associated with resolving gas safety issues, particularly if there's a risk of serious harm due to unsafe conditions.