How to Handle Gas Safety in Vacant Commercial Properties

Gas safety is the responsibility of landlords, whether domestic or commercial. The safety of the occupants against potential gas hazards is so essential that gas safety regulations have imposed this responsibility on the landlords. They are required to arrange gas safety inspections on an annual basis on all the gas appliances installed in their rented-out properties to make the premises "gas safe". 

Gas safety of the commercial properties is a bit more critical, as it involves more gas appliances, extensive gas pipework, and multiple occupants. It becomes even more crucial if the commercial activities in a commercial property are proposed to be closed, either temporarily or permanently. In both cases, the landlords must adopt a comprehensive plan to ensure the safety of their vacant commercial properties for the period for which the property remains vacant. For this purpose, you need to understand the concept of gas safety, its implementation, and your responsibilities as a commercial property landlord. 

The Gas Safety of Commercial Properties 

The common risks associated with the usage of gas in a commercial property may include:

• Risk of fire.
• Risk of explosion.
• Carbon monoxide poisoning.

The fundamental reason for any such happening is either a gas leak or a malfunctioning gas appliance. Fire or explosion may occur due to gas leakage. In contrast, carbon monoxide poisoning may happen due to the emission of carbon monoxide, in case of incomplete combustion of gas, in a faulty appliance.

To avoid any of the above happenings, all gas appliances are required to be inspected regularly. The prevalent gas safety law, titled, “Gas Safety (Installation and Use) Regulations 1998, as amended from time to time, binds the landlord of a commercial property to obtain a “Commercial Gas Safety Certificate”, after conducting annual gas safety inspection on all gas appliances installed therein. 

This whole exercise aims to make the commercial property “gas safe”. The status of being “gas safe” can only be achieved if all the gas appliances installed in the commercial property are in perfect working condition, as outlined in the gas safety protocols.

A commercial gas safety certificate is of different types based on the property's purpose and type of commercial activity. A gas safety certificate for a commercial property may fall under one of the following categories:

• General purpose Commercial Gas Safety Certificate – CP17. It is required for any commercial property, has one or more gas appliances.
• Plant Room Commissioning and serving record – CP15.
• Mobile Catering Gas Safety Certificate – CP44.
• Gas Testing and Purging – CP16.
• Commercial Catering Gas Safety Certificate – CP42. It is required for Restaurants and Hotels or any other commercial business having a catering installation. This may include school kitchens, Mobile Catering Trailers, Takeaway or fast-food establishments, and Industrial Cooking arrangements. 

Getting a relevant gas safety certificate for your commercial property is mandatory. It is also proof in your hand that your commercial property is gas safe. The process of getting this important document is straightforward, as summarized here:

• Landlords are required to arrange annual gas safety inspections on all the gas appliances installed in a commercial property. 
• The landlord of the commercial property needs to engage the services of a gas safe registered engineer. Anyone can search for a registered gas safety engineer by visiting the website of Gas Safe Register, where credentials of all registered engineers are available. 
• The engineer will visit the site of inspection on the scheduled date and time. 
• The engineer will inspect all the gas appliances and allied fittings and installations to check if they are in conformity with the gas safety standards. 
• On successful completion of the annual gas safety inspection, the gas safe registered engineer will issue the gas safety certificate for your commercial property. 
• If the inspection fails due to non-compliance with the gas safety protocols, the engineer will defer the issuance of a commercial gas safety certificate till such time the faults are removed. This may involve re-inspection of the property. 
• A commercial gas safety certificate is valid for 12 months from the date of inspection. It needs renewal on an annual basis before the expiry of the current certificate. The renewal can be arranged by the landlords anytime during the last two months before the expiry of the current gas safety certificate. 
• The landlords are required to display a copy of this certificate in a prominent place on their commercial property. 
• They are also required to keep a record of annual gas safety inspections for at least two years. This may be helpful for them to prove that the property was inspected for gas safety. 

So, the concept of gas safety on a commercial property is primarily based on the performance of the gas appliances. 

Factors Affecting the Gas Safety of a Commercial Property

Commercial property often has multiple gas appliances, such as boilers, cookers, burners, heaters, and many others. Similarly, the commercial property also has a vast network of gas pipes. The gas safety of the commercial property might be affected due to any malfunctioning or faulty gas appliances. 

Generally, the gas safety of a commercial property is dependent upon the following factors:

• Perfectly functioning gas appliances, including boilers.
• Burners should be burning the gas completely to avoid any possibility of emission of carbon monoxide.
• There should be no leakage of gas, either from any gas pipework or from any faulty or loose connections. 
• Sufficient ventilation should be available around the gas appliances. 
• Flu should be free from blockages.

How to Handle Gas Safety in Vacant Commercial Properties

Once you have understood the concept of gas safety and the process of getting it done in your commercial property, handling the gas safety of a vacant commercial property should be no big issue for you. 

You just need to ensure the following: 

• Complete Inspection Before Closing the Commercial Activities

Arrange a complete gas safety inspection through a gas safe registered engineer before vacating and closing the commercial activities. The engineer must ensure that all the gas appliances are properly shut down. They should also check for any gas leaks. If any is detected, the same should be fixed on the spot. Boilers should be specifically checked and gas supply to them should be disconnected permanently. The water inlet valve to the boilers should also be closed.

• Disconnect Gas Supply to The Entire Property

If possible, without affecting the other tenants of the building, disconnect the main gas supply line to your commercial property. This is an important step before you vacate the property and terminate the commercial activities in it. If any other tenant is using a part of the building, you need to make sure that the gas supply to them is not affected.

• Make Sure to Get A Gas Safety Certificate Annually

Whatever the duration of keeping your commercial property vacant might be, make sure to get the gas safety certificate renewed before the due date annually. This is very important for keeping your commercial property "gas safe" all the time, which is a legal requirement under the gas safety regulations of 1998. It should be kept in mind that even if the property is vacant, it must have a valid gas safety certificate unless all the gas appliances are removed from it. Even if a single gas appliance remains installed in it, a gas safety certificate must be obtained regularly. 

• Close Auto-Ignition Switches and Valves

If any of the appliances in your vacant commercial property were fitted with auto ignition switches and valves, make sure that these are properly closed and switched off, even if you have already disconnected the main gas supply. It is important to avoid any accidental activation of these devices.

• Regular Inspection of Vacant Commercial Property

Make sure to regularly schedule the routine maintenance and inspection of the gas appliances installed in the vacant commercial properties. Check for any deterioration or damage of any appliances or any part of the gas pipework. If a gas appliance is left unused for a long period, it may develop faults or become rusty over time. Similarly, the weaker parts of the pipework may also cause leakage. You need to keep all the appliances and pipework in working condition.

• Comply With the Local Building Regulations

Learn your responsibilities as a landlord of a commercial property. Keep in touch with the local building regulation department to fulfill your responsibilities during the period your commercial property is kept vacant. 

Conclusion

Whether a commercial property is in use or kept vacant for a certain period of time, the responsibility of the landlord towards its gas safety remains the same. For a commercial property left unused for an extended time, the responsibility of the landlord, in regard to its gas safety, becomes even more important. While the property is in regular use, any fault in any of the gas appliances might be detected instantly, whereas it is not possible in the case of a vacant property. 

Hence, it is necessary for the landlords of vacant commercial properties to schedule a regular inspection of their properties to ensure that all the gas appliances are in perfect condition and, more importantly, to check if there is any damaged gas pipe that may cause leakage. To make sure that the vacant commercial property is gas safe, a routine annual gas safety inspection should also be arranged by the landlord through a gas safe registered engineer.