Landlord Gas Safety Certificate (CP12)
The annual check the law requires of every landlord — carried out by a Gas Safe registered engineer, with the record emailed to you the same day so you are never caught short.
From £59 — one appliance
Gas Safe registered · London & surrounding areas · we answer 24/7
If you let a property with gas in it, the Gas Safety (Installation and Use) Regulations 1998 put the duty on you: every gas appliance, every flue and the pipework serving them has to be checked by a Gas Safe registered engineer at least every twelve months. It is not the tenant's job and it is not optional.
We do the check, we issue the record, and we email it to you the same day rather than posting it a fortnight later. If something fails, you get told what failed and what it takes to put right before we leave — not a note to ring the office.
One flat or a row of houses, it works the same way. We book a slot, we turn up in it, and we do not tie you into a monthly plan to get a sensible price. If the boiler is the one that keeps failing every year, we will tell you that too.
What’s included
- Every gas appliance in the property checked — boiler, hob, oven, fire
- Flues and chimneys checked for correct operation
- Gas tightness test on the installation
- Appliance ventilation and safety devices checked
- Gas pressure and burner operation recorded
- Landlord Gas Safety Record (CP12) issued and emailed the same day
- Any defect explained on the spot, with what it takes to fix it
- A copy kept on file, so a lost certificate is one phone call away
Each further appliance is £15. With a full boiler service in the same visit, the pair is £119.
How long it takes
- One-bedroom flat, boiler only
- About 30 minutes
- House with boiler, hob and fire
- Around an hour
- The record itself
- Emailed the same day
- How long it lasts
- Twelve months from the check
Typical durations for an average London property. We confirm yours at the survey, along with a fixed written price.
What the record has to contain to be worth anything
A gas safety record is only useful if it says what regulation 36 requires it to say: the date of the check, the address of the property, the engineer's name and Gas Safe registration number, the name and address of the landlord or agent, a description and the location of every appliance checked, any defects found and the action taken, and confirmation of the specific checks carried out on each appliance and flue.
That last line is the one that separates a real record from a piece of paper. Each appliance has to have been checked for gas tightness, for correct standing and working pressure, for satisfactory combustion, for adequate ventilation, and for the effectiveness of its flue. A record with a tick and no readings is a record that will not help you if anything is ever questioned.
The two-month rule, and why every landlord should use it
Since April 2018 the annual check may be carried out up to two months before the deadline while keeping the original anniversary date. It works like an MOT: a certificate expiring on 30 November, checked on 5 October, still renews on 30 November the following year. You lose nothing by being early.
This matters because access, not availability, is what makes these run late. A two-month window turns a deadline into a range, and a range can be negotiated with a tenant who works. That is also why we do these in the evening and on Saturdays — a working tenant can open a door at seven on a Thursday far more easily than at eleven on a Tuesday. A certificate is planned work, though, and planned work does not start at two in the morning; a firm that offers you that slot is telling you something about how it treats its engineers.
Where the duty stops, and the alarms that sit alongside it
The duty covers gas appliances and flues the landlord owns and has provided. A cooker the tenant brought with them is the tenant's appliance — but the installation pipework it connects to, and any flue serving it, remain the landlord's responsibility. In practice that means the pipe and the bayonet fitting are checked even when the cooker itself is not.
Alongside gas, the alarm rules in England were amended with effect from October 2022. A smoke alarm is required on every storey used as living accommodation, and a carbon monoxide alarm in any room used as living accommodation containing a fixed combustion appliance — a boiler or a gas fire, but not a gas cooker. Landlords must repair or replace an alarm once told it is faulty. Wales and Scotland have their own separate requirements, and this is a description of the rules rather than legal advice.
What moves the price on a job like this
We give a fixed written price after the survey. These are the things that make one quote differ from another for what looks like the same work.
- How many appliances
- The certificate covers each one, so a boiler, a fire and a hob take longer than a boiler alone.
- Whether a service is done at the same time
- A check confirms it is safe today; a service keeps it that way. Doing both in one visit costs less than two.
- Access, and how many attempts it takes
- A visit nobody can be home for still costs a slot. Evening and weekend appointments are usually what stops that happening.
- Several properties together
- Flats in the same building or street scheduled in one run cost less than separate visits.
How it works
- 01
Book a slot
Call or WhatsApp with the address and what gas appliances are in it. We give you a time, not a whole-day window.
- 02
Arrange access
Tell us how to get in — you, an agent, or the tenant. We can ring the tenant directly to agree a time if that is easier.
- 03
The inspection
Every appliance, flue and the pipework checked and tested. If anything is unsafe you are told before we leave the property.
- 04
Record emailed
The Landlord Gas Safety Record comes to you the same day, ready to pass to your tenant.
Questions we get asked
How often do I need one?
At least every twelve months. You can have the check done up to two months before the current record runs out and keep the same renewal date — so booking early never costs you any of the year you have paid for.
Is a CP12 the same as a boiler service?
No, and this catches a lot of landlords out. The gas safety check is a safety inspection — is this appliance safe to use. A service is cleaning and maintaining the boiler so it keeps working. They are separate jobs, though we are happy to do both in one visit.
What do I have to do with the record?
Give a copy to your existing tenants within 28 days of the check, and to any new tenant at the start of their tenancy. You need to keep your own copies for two years. We email it the same day so you can forward it straight on.
What happens if an appliance fails?
We tell you there and then what failed and why. If something is immediately dangerous it has to be disconnected — that is not a choice we make, it is what the regulations require. You get a clear price for putting it right, and no obligation to have us do it.
What if I do not have a valid certificate?
It is a criminal offence with unlimited fines, and in England it also blocks a Section 21 notice if the tenant was never given the record. Insurers take a dim view of it as well. It is not worth the risk for the sake of an annual visit.
Do you deal with the tenant directly?
If you want us to. Give us the tenant's number and we will arrange the appointment with them, then send the record to you. Most landlords and agents find that easier than being the middleman.
Guides on this topic
- Carbon monoxide alarm rules for rented homes
- Penalty for no gas safety certificate: who acts
- Gas safety certificate expiry: no grace period
- Does a gas cooker go on the gas safety record?
- New gas safety certificate between tenants?
- Gas safety check vs boiler service: difference
- HMO gas safety certificate requirements
Where this comes up in London
Access, not availability, is what makes these run late, and it is worst in the dense rental markets of Brent, Lambeth, Hackney and Hounslow. That is why we do them evenings and Saturdays: a working tenant can open a door at seven on a Thursday far more easily than at eleven on a Tuesday. And a check may be done up to two months early without moving your renewal date.
Other things we do
- New Boiler InstallationCombi, system and regular boilers supplied and installed by Gas Safe registered engineers — with manufacturer warranty registration.
- Full Central HeatingComplete heating systems fitted from scratch: boiler, pipework, radiators, controls and commissioning.
- Megaflo & Unvented SystemsHigh-pressure hot water for busy homes. Unvented cylinder installation, servicing and G3 certification.
- Power FlushingSludge and debris removed from your system so radiators heat evenly again and your boiler stops working overtime.
- Under Floor HeatingWet underfloor heating zoned, balanced and pressure-tested before the screed goes down — on its own or alongside radiators.
- Boiler Service & BreakdownsAnnual servicing to keep your warranty valid, plus fast fault-finding and repairs when the heating goes down.
Get in touch
Fastest way to reach us is a call or WhatsApp, we answer 24/7 — send a photo of the job and we will come back with a price. Prefer email? Use the form and we will reply as soon as we are off site.