HMO EICR & Gas Safety Certificates
Gas safety and electrical certificates are required for most London rentals — and councils verify them again during property licence applications. This guide explains the intervals, satisfactory standards, and how they fit the licensing process.
Gas Safety Certificate (CP12)
If the property has any gas appliance, flue or pipework, landlords must arrange an annual gas safety check by a Gas Safe registered engineer. The resulting Landlord Gas Safety Record (often called a CP12) must be provided to tenants within 28 days of the check and kept for at least two years. For licence applications, councils almost always require a certificate dated within the last 12 months.
Electrical Installation Condition Report (EICR)
Private rented properties in England need a satisfactory EICR at least every five years (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020). The report classifies observations as C1 (danger present), C2 (potentially dangerous), C3 (improvement recommended), or FI (further investigation). C1 and C2 codes must be remedied before the installation is considered satisfactory. Most London licence portals reject applications with expired or unsatisfactory EICRs.
Certificates vs property licensing
Gas and electrical safety duties apply to most private rentals whether or not a property licence is required. A licence application adds a verification step — the council checks your certificates against their portal rules before granting. Missing or out-of-date evidence is one of the most common causes of application delay, even when the underlying property condition is otherwise compliant.
Keeping certificates current after grant
Licence conditions typically require you to maintain valid safety certificates throughout the licence period. Gas safety renews annually; EICR renews on a five-year cycle (or sooner if the report recommends). Track renewal dates alongside your licence expiry — HMO KIT's compliance log book can help, but the legal duty remains with the landlord or managing agent.
Frequently asked questions
Is PAT testing the same as an EICR?
No. An EICR covers the fixed electrical installation (consumer unit, wiring, sockets, and circuits). Portable Appliance Testing (PAT) checks movable appliances and may be requested separately by some councils or managing agents, but it does not replace an EICR for licensing purposes.
How often do I need a gas safety certificate?
Every 12 months while the property is let and gas is present. The check must be completed before the previous certificate expires — there is no grace period for enforcement purposes.
Can I submit a licence application with an expired EICR?
Some borough portals allow you to upload a booking confirmation, but most will not grant a licence until a satisfactory, in-date EICR is on file. Plan inspections before paying the council application fee.
Do selective licences require the same certificates as HMO licences?
Selective licensing schemes usually require gas safety (where gas is present), EICR, and EPC as a minimum. HMO applications typically need additional fire and layout evidence — see our documents checklist for the full HMO list.
Need help with certificates?
Book a free consult for inspections and collating evidence, or track expiry dates in the free compliance log book.