Gas Safety Certificate (CP12)

A Gas Safety Certificate — also called a CP12 — is a legally-required annual check for landlords. A Gas Safe registered engineer inspects all gas appliances (boiler, cooker, fires) and gas pipework in the property, confirms they are safe, and issues a dated certificate valid for 12 months. Required under the Gas Safety (Installation and Use) Regulations 1998.

£70 to £120 +VAT per property. Varies with the number of gas appliances (more appliances = longer inspection). Multi-property discounts available for landlords with 3+ properties.

All landlords renting out a property with gas appliances must have a current CP12. Owner-occupiers are not legally required but many get one for peace of mind. Homebuyers often request one as part of a pre-purchase survey — particularly for older properties.

Typically 45 minutes to 1 hour for a standard property with a boiler and one or two other gas appliances. Longer for properties with multiple appliances, complex pipework, or older installations.

Every gas appliance (boiler, cooker, hob, fire, water heater), the gas meter and supply pipework, flue integrity, ventilation, and emergency controls. We test for gas tightness, carbon monoxide, correct operation of safety devices, and combustion performance. Anything unsafe is immediately flagged — Gas Safe regulations require us to label dangerous appliances.

Every CP12 is valid for 12 months from the date of issue. Landlords must have the next one done BEFORE the previous expires — it is not legal to rent a property with an expired CP12.

We will immediately flag anything unsafe and can usually repair it during the same visit if parts are on the van. For larger repairs we quote separately and schedule a return visit — the certificate is only issued once all appliances are safe.

A CP12 is a safety inspection, not a service. However, we can combine both in one visit — saves you a separate appointment. Annual boiler service is £90 to £140 +VAT (combi/system/conventional). Ask when you book.