Gas appliance servicing in NSW: what the law actually says

The rule

Under NSW residential tenancy regulations, all gas appliances in a rental property must be checked at intervals of no more than two years by a licensed gas fitter. That includes gas cooktops, ovens, hot water units, gas heaters, and any other gas appliance fitted to the property.

This is not optional. It is in the residential tenancy regulations and it is enforceable.

What "serviced" actually means

A gas service is not just a once-over. It includes:

• Visual inspection of the appliance and its installation
• Gas pressure test at the appliance
• Burner inspection and cleaning if needed
• Flame pattern check (yellow = problem, blue = healthy)
• Carbon monoxide test (for flued appliances)
• Seal and gasket check
• Issue of a service report

It is typically 45 to 90 minutes per appliance.

What it costs

In the Hunter, expect $180 to $260 per appliance. If a property has a cooker, an oven, and a gas hot water unit, that is three appliances and roughly $540 to $780 every two years.

I will quote per property, not per appliance, if it is a multi-appliance job. Usually that knocks 10 to 15% off the total because I am only driving out once.

What happens if you skip it

Three problems:

1. Tenant safety. A flame pattern issue or a small leak can develop into carbon monoxide poisoning or worse. The two-yearly rule is there for a reason.
2. Insurance. If something happens to a tenant or the property as a result of an un-serviced gas appliance, your insurance may not pay out.
3. Liability. As the landlord you are legally responsible. Fines apply but the bigger risk is civil liability.

For owner-occupiers

The two-yearly rule does not apply to owner-occupied homes. But it is still smart practice, especially for older gas heaters where carbon monoxide risk is real.

At minimum, get any flued gas heater serviced before each winter. Heaters that have not been serviced in three or four years are the ones I worry about most.

How to book

Most landlords schedule the service to coincide with the routine inspection their agent does. If you self-manage, set a calendar reminder for 23 months after the last service. Or ring me when you are next thinking about it and I will set my own reminder for you.