There is often confusion as to the differences between a routine boiler service and a gas safety inspection - this is especially the case for landlords who have additional legal duties.
HSE guidance notes confirm that although related, they are quite distinct procedures and that, ‘It should NOT be assumed that an annual service meets the safety inspection requirement, or that a safety inspection on its own will be sufficient to provide effective maintenance.’
Gas Safety Inspection
Landlords have a duty to have a gas safety inspection carried out annually and a certificate issued as evidence that the gas appliance(s) and flue(s) have been safety tested. There is no such legal duty for homeowners to have their gas appliances safety checked in the same way (unless, for example, the property is shared with lodgers, students or live-in staff)
A gas safety inspection comprises a series of checks as determined in Regulation 26(9) the Gas Safety (Installation and Use) Regulations 1998 which specifies the gas matters to be covered. Whilst these checks satisfy a landlord’s responsibility to have an annual safety inspection carried out, they don’t necessarily satisfy the duty to adequately maintain equipment.
Annual boiler service
An annual boiler service comprises a different process to a gas safety inspection and is usually prescribed in the specific manufacturer’s instructions. Whilst landlords often ignore a maintenance survey (believing only a gas safety inspection is required), it is more common for homeowners to have an annual maintenance service carried out, despite the fact that there is no legal requirement to do so.
Effective maintenance of appliances usually involves an ongoing programme of regular periodic inspections, together with any necessary remedial work. In the absence of specific manufacturer’s instructions, effective maintenance should include as a minimum: an examination of the physical condition and safe functioning of the appliance(s), installation pipework, ventilation and any flue for deterioration, carrying out performance tests, and taking any necessary remedial action
What are the risks of unsafe gas appliances?
Three main risks can arise from having an unsafe gas appliance in your home:
Gas leaks - A gas leak can cause fires or explosions. If you think you can smell gas, then you’ll need to call your emergency service provider immediately on 0800 111 999. During a gas safety inspection, a Gas Safe registered engineer will do a visual inspection of pipework and an optional tightness test to confirm there aren’t any gas leaks.
Fires and explosions - Safe appliances burn gas in a controlled way, but a faulty appliance or pipework may leak gas which can then be ignited, causing a fire or explosion.
Carbon monoxide poisoning - Carbon monoxide (CO) is a highly poisonous gas that can be especially deadly because you can’t see, taste or smell it. We also highly recommend getting your gas pipework inspected at the same time as your annual gas safety inspection. As a landlord, it is also the law to maintain pipework.
What are the warning signs?
Look out for these signs. If you spot any of them, you’ll want to get your gas appliance serviced straight away:
Your appliance isn’t working properly
It produces a floppy yellow flame rather than a crisp blue one
Black/brown marks on or around the appliance
The boiler pilot light keeps going out
Increased condensation inside the windows
That’s not to say that you should wait for these signs to appear before booking an appliance service; check your gas appliances’ manufacturer guidelines to find out how often a service is recommended. If you haven’t got access to these, we’d recommend an annual service - unless a Gas Safe registered engineer suggests otherwise. While an annual gas safety inspection will make sure your gas appliances are working as they should be, an appliance service, as a minimum, is what you’ll need from a Gas Safe registered engineer if you notice any of the warning signs which point to an unsafe appliance.