Gas Safety for the public ebook

[Mrs Tara Plumbi]

I have just published an ebook which is available for free in just about any format.
https://www.smashwords.com/books/view/88897

The extremely catchy title is
[h=2]Gas Safety in the Home A guide to Carbon Monoxide and Gas Leaks for Tenants, Students and Home Owners[/h]can you guess what it might be about!

Obviously it is not aimed at people who read this forum but if any of you experts want to read I would welcome any constructive comments, you can PM me.
And I can ammend the ebook
And i would be happy to put a thanks with a few links in the book to websites or phone numbers of reputable Gas Wo/men,

 

[SimonJohns]

Dead link according to my phone???

 

[SimonJohns]

http://www.smashwords.com/extreader...as-leaks-for-tenants-students-and-home-owners

That link worked on my phone. Just to help

 

[SimonJohns]

You have written
Extinguish naked flames OF sources of heat

 

[SimonJohns]

Talkin about small kitchens you have written windowD

 

[SimonJohns]

The levels at which a CO alarm is activated are high enough for it to save your life.

Sounds a lil wrong :s

 

[SimonJohns]

A landlord has the responsibility of servicing as well as a cp12. This isn't that clear

 

[BLOD]

Don't think a landlords cert needs renewing at the start of each new tenancy.It's just at least every 12 months.

 

[Barry98]

do you want it publishing ? good mate of mine publish`s books including prrof reading, binding and covering

 

[SimonJohns]

Don't think a landlords cert needs renewing at the start of each new tenancy.It's just at least every 12 months.

Says in the regs that you have to do it for every new tenant

No one ever does thou

 

[Mrs Tara Plumbi]

Thanks for comments so far.
I have another proof reader checking it who might spot more typos.
I will make changes in next few days.

No I don't want it printed just as a FREE ebook.
Esp thank SimonJohns - you have a good eye for detail.

 

[BLOD]

Says in the regs that you have to do it for every new tenant

No one ever does thou[/

Mentioned this to letting agent I do gas safeties for & they say I'm wrong, can you tell me
where in the regs it is as I can't find it

thanks blod.

 

[Mrs Tara Plumbi]

Says in the regs that you have to do it for every new tenant

No one ever does thou[/

Mentioned this to letting agent I do gas safeties for & they say I'm wrong, can you tell me
where in the regs it is as I can't find it

thanks blod.

Blod, you may be right! I just had a skim through the legislation and I can't find it - I will look again later.
This safetry check between tenants is "FACT" i've known for a long time and if not in the legislation then I would have got it from HSE.
They have just completely changed their gas website which is confusing for me as I knew my way around the old one.
On their site they have this vague statement:

Gas safety - landlords and letting agents
You must visually check the property to see if the departing tenant has either removed appliances unsafely, or alternatively left behind their own appliance, which should either be removed or checked for safety by a Gas Safe registered engineer . The opportunity should be taken to clarify appliance ownership prior to renting the property again.

If you suspect that an appliance could have been tampered with, or there is the possibility of vandalism while a property remains empty, then HSE recommends you arrange for another gas safety check to be completed by a Gas Safe registered engineer before giving access to new tenants.

Before you re-let the property you need to ensure that all appliances are safe and have an up to date landlord's gas safety record (a copy of which needs to be given to the new tenant); it is also good practice to arrange for the pipework to be inspected and tested for soundness.

The same HSE site says the same as your letting agent:
You must also arrange for an annual gas safety check to be carried out every 12 months by a Gas Safe registered engineer. You must keep a record of the safety check for 2 years and issue a copy to each existing tenant within 28 days of the check being completed and issue a copy to any new tenants before they move in.

 

[Mrs Tara Plumbi]

Here is an old thread on exactly this question.
The answer seems to be it is NOT expicitly spelled out in the legislation but it is because the landlord must ensure everything gas is safe and HE can't do that only a gas safe registered engineer can do that.
show the thread to your letting agent.
http://www.ukplumbersforums.co.uk/g...tenant-new-landloards-safety-check-print.html

 

[CMairiD]

The 'updated' version of GSIUR 1998 can be downloaded for free in PDF format at:

[DLMURL="http://books.hse.gov.uk/hse/public/saleproduct.jsf?catalogueCode=9780717664191"]Safety in the installation and use of gas systems and appliances - HSE Books[/DLMURL]

Look at the ACOP in paragraphs 226, 218 & 216. If you deviate from the ACOP and there's a incident, heaven help you Mr Landlord (says she that is a landlord and GSR engineer).

 

[Mrs Tara Plumbi]

Thanks for that and here is what it says:

226 When tenants vacate premises, landlords need to ensure that gas fittings/appliances are safe before re-letting. Tenants may have removed appliances unsafely (eg leaving open-ended pipes, having shut off the emergency control valve), or left their appliances in place. Appropriate checks should be carried out and any unsafe equipment rectified or removed before a new tenancy begins – see also paragraphs 216 and 218. It is also recommended that installation pipework be inspected and tested for soundness before property is re-let.
(11) Every landlord shall ensure that in any room occupied or to be occupied as sleeping accommodation by a tenant in relevant premises there is not fitted a relevant gas fitting of a type the installation of which would contravene regulation 30(2) or (3) of these Regulations.
(12) Paragraph (11) above shall not apply in relation to a room which since before the coming into force of these Regulations

216 Regulation 36 imposes two main duties on landlords, concerning (a) annual safety checks on gas appliances/flues, and (b) ongoing maintenance; it is important
Guidance 36(1)–(10)
Safety in the installation and use of gas systems and appliances Page 67 of 100
Health and Safety
Executive
to recognise that, although related, these duties are separate and distinct
(eg see paragraph 219). Unlike most of the other regulations, both duties extend to certain mobile and portable appliances, eg LPG cabinet heaters (see definition of gas appliance in regulation 2(1)); further information on appliances, flues and pipework covered is given in paragraphs 223–225. Although regulation 36 does not apply to any gas appliance a tenant is entitled to remove from relevant premises (eg an appliance owned by a tenant), in discharging duties, landlords need to take account of any appliance left by a tenant (ie when a lease comes to an end) which the landlord decides to retain in the premises.

217 Regulation 36(2) requires gas appliances, flues and installation pipework to be maintained in a safe condition. Effective maintenance of gas appliances normally involves an ongoing programme of regular/periodic inspections, together with any necessary remedial work. Specific maintenance requirements are sometimes defined in manufacturer instructions for servicing appliances. In the absence of such information, a gas engineer may need to check the physical condition of the appliance, installation pipework, air vent(s) and any flue for deterioration, carry out performance tests, and take the necessary remedial action. Appendix 1 gives information on general points to be addressed for appliances and flues but additional aspects may require attention in a particular case, eg dismantling/cleaning of burners and inspection/cleaning of any combustion fan, as appropriate.

218 The appliance/flue safety check under regulation 36(3)(a) must be carried out on an ‘annual’ basis. Regulation 36(3)(b) provides for situations where a ‘lease’ commences (after these Regulations came into force), subsequent to a period when any gas appliance/flue in the premises concerned was not subject to regulation 36(3)(a), eg because the property was left unoccupied. In such cases, a safety check needs to be (or have been) carried out within 12 months prior to the commencement date of the lease or within 12 months of the date when the appliance or flue was installed, whichever is later. Subsequent safety checks must then be carried out at intervals of not more than one year, starting from the date of that check, for the duration of the lease. Although the landlord’s safety check under regulation 36(3)(a) may be carried out at any time within one year of the appliance installation date (and within one-year intervals thereafter), it is important to recognise that this check is additional to examinations under regulation 26 (eg when an appliance is first installed or subsequent work is done), and checks required for ongoing maintenance purposes under regulation 36(2), for instance, before a new tenancy is commenced (see paragraph 226).

 

[Ivor Bates]

I can see guidance, where a landlord is advised to have the appliances checked on termination / new tenancy. I can't see a regulation stating that he/she must have a new CP12 when a new tenant arrives. If this is the case then properties like Youth hostels, caravan parks, hire boats anything where there is a short term let, would in effect be having CP12s issued on a daily basis....

 

[CMairiD]

It is some what wishy-washy, Ivor, but does clearly state that appropriate checks should be carried out and recommends testing pipework. They have stopped short of 'must'.

However, heaven help the landlord that doesn't have 'appropriate' checks done and there's an incident. HSE will noast their ruts.

 

[Mrs Tara Plumbi]

I think - it does not say MUST have a CP12 but I interpret it to mean a compitent person (GSR) must check pipework & appliances before each new tenancy.

 

[Ivor Bates]

I think a half decent lawyer, would be able to tear shreds out of the HSE if a case was taken to court, if the landlord could prove that he had a valid CP12. My CP12's from Gas Safe, state at the bottom "The next gas safety check must be completed within the next 12 months" nothing is written stating or even advising the owner / landlord to have a another gas safety check done should there be a tenancy change. If the HSE require landlords to carry out additional gas safety inspections and provide an additional certificate when a tenancy changes, the HSE should provide a subsection to the relevant regulation and make it clear to this effect. And not hide it in gobbledegook and place it in guidance.

 

[Mrs Tara Plumbi]

I was wrong to write there needs to be a CP12 before each new tenant.
I should have said there needs to be a gas check as per acops for Gas Safety (Installation and Use) Regulations 1998

Ivor, I totally disagree with you on this.
First of all what does the actual legislations say. 36 3 is about cp12 (as we call it) and it begins by stating: "(3) Without prejudice to the generality of paragraph (2) above, a landlord shall— "

Which I think means that the LL duties are NOT just a 12 month gas safety check AND that a ll could be prosecuted for failing to fullfill paragraph 2 even if he did everything correctly under para 3 / ll safety check.

para 2 states:

"(2) Every landlord shall ensure that there is maintained in a safe condition—

(a)any relevant gas fitting; and
(b)any flue which serves any relevant gas fitting,
so as to prevent the risk of injury to any person in lawful occupation or relevant premises."

The acop quoted in full above tells us how the LL would do this and the first sentence is the most important
"226 When tenants vacate premises, landlords need to ensure that gas fittings/appliances are safe before re-letting. Tenants may have removed appliances unsafely (eg leaving open-ended pipes, having shut off the emergency control valve), or left their appliances in place. Appropriate checks should be carried out and any unsafe equipment rectified or removed before a new tenancy begins – see also paragraphs 216 and 218. It is also recommended that installation pipework be inspected and tested for soundness before property is re-let."

The legal status of the ACOP is explained at the beginning. It is as good as law unless the LL can show he met his obligations in some other way. The print copy of acops in 1998 which we have says exactly the same thing.
And when i asked Mr TP he told me that in his past experience of working for a maintenance company with contracts for social housing safety checks were done before every new tenancy.

 

[Ivor Bates]

But the only way you could prove it, is by having another CP12 if you relet the property, or am I missing something? So the easiest thing to do, is for the HSE to actually say that, so it is clear and not subject to an individuals interpretation. All that has been written in ACOP over several different sections outlining this could have been compacted down to one clear, non misunderstanding or subject to interpretation sentence. Having worked as a the gas contract administrator for a local authority in London, I'm well aware of how they operate and how they love to squander tax payers money...

 

[CMairiD]

I work in social housing and that's what we do: everything but service on a new tenancy (including mutual exchanges), unless they new tenancy commences within 2 months of the service date and then we would service as well.

We issue a new CP12 simply because there is no other document that that I believe is suitable. I know in an earlier thread that Kirkgas mentioned his company would do a CP4 on void, but I'm not so keen on them because there's no place to record the condition of safety devices.