Gas Safety Check And Landlord Certificate

A landlord gas safety certificate, the CP12, costs £100 plus VAT for up to two appliances, then £30 plus VAT for each extra appliance checked on the same visit. There is no call-out fee on top. Gas Safe registered, engineer number 657719, across South East London.

Call 020 8935 5206 or WhatsApp 07521 853 507 with the property postcode and how many gas appliances are on site.

Gas Safe Reg. 657719 · From £100 +VAT, up to 2 appliances · No call-out fee · £2,000,000 public liability

What a landlord gas safety check covers

A CP12 is a legal inspection of every gas appliance, flue and fitting a landlord provides in a rented property. It is not a boiler service, and the two are regularly confused. One is preventative maintenance for the appliance. The other is a legal pass or fail on safety.

• A tightness test on the gas installation, plus standing and working pressure
• The physical condition of each appliance
• Safety devices, including flame supervision and thermocouples that shut an appliance down if the flame goes out
• A flue flow and spillage test, checking the flue pulls combustion gases out of the room rather than back into it
• Visual and, where the boiler allows it, analyser-based combustion checks
• Ventilation, so the room has enough air for the appliance to burn safely
• That every appliance suits the room it is fitted in

What it does not cover: your electrics, which need a separate EICR; a tenant’s own portable appliances; or smoke and CO alarms as a standalone job, though checking a CO alarm is present and working is worth asking for.

What it costs

• CP12, up to two appliances — £100 plus VAT
• Each additional appliance, same visit — £30 plus VAT
• Annual boiler service on its own — £100 plus VAT

Payment is by card once the work is finished; we do not take American Express or cash. Registration 657719 is checkable by anyone at the Gas Safe Register or on 0800 408 5500. Hourly rates for anything beyond a fixed-price job are on the rates page.

The legal requirement for landlords

Letting a property without a valid annual CP12 is a criminal offence. It can lead to prosecution, unlimited fines, imprisonment in the most serious cases, and can invalidate your landlord insurance.

Under the Gas Safety (Installation and Use) Regulations 1998, a landlord must have every gas appliance and flue they own checked annually by a Gas Safe registered engineer, give tenants a copy of the current certificate before they move in, and hand over each new one within 28 days.

Since the Deregulation Act 2015, a missing or out-of-date certificate can also stop you serving a valid Section 21 notice, which catches landlords out exactly when they can least afford it. Letting agents increasingly refuse to market a property without a current certificate on file.

If you smell gas or suspect a leak, that is not a booked appointment. Call the National Gas Emergency number, 0800 111 999, straight away.

If an appliance fails

Not everything passes first time, and that is the point of the check. Anything dangerous, an At Risk or Immediately Dangerous appliance under the industry classification, gets disconnected or capped on the spot, and you are told plainly what needs fixing before it goes back into use.

A less urgent fault, a worn seal or a slightly low pressure reading, is written up as Not to Current Standards with a quote to put right. It does not hold up the certificate for the appliances that passed.

Appliances we check

Every appliance is tested against the manufacturer’s own operating instructions rather than a generic checklist, which is why the model and GC number on the data plate matter as much as the make. Recent certificates have covered Vaillant ecoFIT and ecoTEC combis, Worcester Bosch Greenstar, Baxi 800 and Platinum, Ideal Logic Max, Glow-worm ConceRT and Compact, and older floor-standing Potterton boilers, alongside the hobs and fires that share the certificate.

Book the CP12 and the service together

If the boiler’s annual service falls near the gas safety check, book both for one appointment. The engineer is already at the appliance for the CP12 combustion checks, so folding in the annual boiler service is straightforward, and most manufacturers expect an annual service to keep the warranty valid.

Landlord advice from Paul the Dulwich Plumber

The mistake I see most often is not a dodgy boiler, it is a diary. Landlords remember the CP12 is due, book it, get it done, then forget the date the moment the certificate lands in their inbox. What I do for my landlord clients is put the renewal straight in as a diary note the day I issue the certificate. And if the boiler service is due anywhere near the same month, we book them together, so you are not paying for my time to turn up twice.

— Paul the Dulwich Plumber

Gas safety certificate questions

How much does a gas safety certificate cost in London?

£100 plus VAT for up to two appliances, £30 plus VAT for each extra on the same visit. No call-out fee. Card on completion; no American Express, no cash. That is the whole price, not a starting figure with extras bolted on.

What is a CP12 landlord gas safety certificate?

The record a Gas Safe engineer produces after checking every gas appliance, pipe and flue a landlord supplies. It confirms each appliance is safe, or flags exactly what is not. Renewable every 12 months, and tenants must get a copy. Letting agents and mortgage lenders ask for it by name.

Who is allowed to issue one?

Only an engineer on the Gas Safe Register, and only for the gas work their licence covers. Check any engineer free at the Gas Safe Register or on 0800 408 5500. Ours is 657719. Check whoever you use rather than taking their word.

Can I book a boiler service and CP12 together?

Yes, and most landlords do once the service falls due near the renewal. One appointment instead of two, and the engineer already has the appliance open for both.

What gets checked during the inspection?

Tightness test, standing and working pressure, appliance condition, safety devices such as flame supervision, flue flow and spillage, combustion performance, and ventilation for the room. Each check is recorded against the specific appliance rather than ticked off generically, and you get the record the same day.

How long does a CP12 last?

Twelve months from the date of issue. Renew within two months before expiry and you keep the original anniversary date, so booking a few weeks early beats letting it lapse and restarting the clock.

What happens if an appliance fails?

Anything dangerous is capped or disconnected on the spot and you are told what needs doing before it goes back into use. Less urgent issues are noted with a quote to fix, without holding up the certificate for the appliances that passed.

What are the penalties for not having one?

Prosecution, unlimited fines and, in the most serious cases, imprisonment, under the Gas Safety (Installation and Use) Regulations 1998. A missing certificate can also block a valid Section 21 notice under the Deregulation Act 2015, and some insurers treat a lapsed CP12 as grounds to refuse a claim.

How quickly can a landlord get one?

We do not promise same day; that would not be honest for a job needing a proper inspection. Most bookings fit into the working week without a long wait. Call 020 8935 5206 with your postcode and appliance count for a straight answer on the next slot.

Do you work with letting agents?

Yes, and the completed certificate can go straight to whoever holds the file.

Areas we cover

South East London, based around Dulwich: East Dulwich SE22, Peckham SE15, Dulwich Village SE21, Herne Hill, Camberwell, Nunhead, Forest Hill and Sydenham, plus neighbouring SE postcodes. The full coverage area is here. Outside that patch, call and ask.

Related services

A boiler service checks performance rather than legal safety. If a fault turns up during the check, the boiler repair page explains how we diagnose it. Everything else is priced on the rate card.

Call 020 8935 5206 or WhatsApp 07521 853 507 with your postcode and appliance count.