Boiler servicing for landlords: how often and what's required

Boiler servicing is one of the most common maintenance questions landlords face, and one where confusion between legal obligations and best practice is widespread. This guide clarifies how often a boiler should be serviced in a rental property, the difference between a boiler service and a gas safety certificate, what landlords are legally required to do, and what sensible additional maintenance looks like.

How often should a landlord get a boiler serviced?

There is no specific legal requirement for landlords to service a boiler annually. However, most boiler manufacturers' warranties and guarantees require annual servicing to remain valid. In practice, annual boiler servicing is strongly recommended as a minimum, and most professional landlords include it in their routine maintenance schedule.

Annual servicing keeps the boiler operating efficiently, reduces the risk of breakdown during the heating season, extends the working life of the boiler, and ensures that any developing issues are identified before they cause a failure. A breakdown in the middle of winter that leaves a tenant without heating or hot water is not just an inconvenience, it is likely to constitute a disrepair issue under Section 11, requiring the landlord to act urgently.

Gas safety certificate versus boiler service — what is the difference?

These are two separate requirements that are often confused.

A gas safety certificate (also called a CP12) is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998. Landlords must have all gas appliances, fittings, and flues in a rental property inspected by a Gas Safe registered engineer every 12 months. The certificate confirms that the appliances are safe to use. It must be provided to the tenant within 28 days of the check being carried out, or to a new tenant before they move in. Failing to obtain a gas safety certificate is a criminal offence.

A boiler service is different, it involves the engineer opening up the boiler, cleaning internal components, checking and adjusting settings, testing efficiency, and identifying any parts that are wearing. A gas safety check, by contrast, is a safety inspection of the appliance's external condition, connections, flue operation, and combustion performance. It does not involve the same level of internal inspection as a service.

Many landlords arrange both at the same visit from the same engineer, which is efficient and cost-effective. However, if only one is carried out, the gas safety check is the legal requirement and must not be omitted.

What does a boiler service include?

A full boiler service by a Gas Safe registered engineer typically includes: visual inspection of the boiler, flue, and pipework; testing combustion performance and efficiency; cleaning heat exchangers, burners, and main components; checking the expansion vessel and pressure relief valve; checking the condensate trap and condensate pipe; testing safety devices; checking the controls and programmer; and identifying any worn parts that should be replaced.

The engineer will provide a service record, which should be retained with the property's maintenance documentation. Store it alongside the gas safety certificate in August's document storage so it is accessible if needed during an insurance claim or at property sale.

Typical boiler service costs

A standard boiler service by a Gas Safe registered engineer typically costs £60–£120 depending on location and the engineer. Combining a boiler service and a gas safety check at the same visit typically costs £80–£150, cheaper than booking them separately. Many engineers offer landlord multi-property discounts for portfolios.

Building a relationship with a reliable local Gas Safe engineer who knows your properties well tends to produce better outcomes and more competitive pricing than using a different engineer each year.

What if the boiler breaks down during a tenancy?

A boiler breakdown affecting heating or hot water must be treated as an urgent repair. Landlords have a duty under Section 11 to repair or maintain the installations for space heating and hot water. The expected response time depends on the severity, a complete loss of heating and hot water in cold weather is typically considered urgent and should be addressed within 24 hours where possible.

Provide the tenant with an emergency contact number for out-of-hours boiler issues. August's maintenance reporting feature allows tenants to report issues directly through the app, creating a timestamped record of when the fault was reported and when it was resolved, important documentation if a dispute later arises about how quickly the repair was addressed.

Use August's reminders feature to set annual reminders for boiler servicing and gas safety certificate renewals. The gas safety certificate must be renewed within 12 months of the last check, if it lapses, the landlord is in breach of a legal obligation even if the appliance itself is safe.

Also see: Gas safety certificate · Section 11 · Repairs · Landlord insurance · Carbon monoxide alarm regulations

Disclaimer: This article is intended for general informational purposes only and does not constitute legal, financial, or professional advice. Landlord and tenant law is subject to change, and the information in this article reflects the position at the time of writing. You should always seek independent legal or professional advice before taking any action in relation to your property or tenancy.