Landlord compliance

Gas Safety Certificate (CP12)

Annual landlord gas safety checks by Gas Safe registered engineers.

From £60 (inc VAT) Certificate emailed same day 12-month workmanship guarantee

Book this service 07426 409342

Starting from

£60inc VAT

1 appliance · +£10 per additional appliance

Gas Safe registered, ID-carrying engineers

Same-day digital CP12 by email

Carbon monoxide alarm compliance checked as standard

All-inclusive pricing with no call-out fee

Book online

Overview

What is a Gas Safety (CP12) certificate?

A Gas Safety Certificate — universally known as the CP12 — records that every gas appliance, flue and section of pipework in a rented property has been checked and is safe to use. Our Gas Safe registered engineers test appliance operation, combustion performance, ventilation and flue integrity, check the gas installation for tightness, and email your record the same day. Prices include VAT with no call-out fee.

Why it matters

Why it's worth getting right

Carbon monoxide has no colour, no smell and no taste, and the appliances that produce it give no warning that anything is wrong. A poorly burning boiler or a partially blocked flue can fill a property with CO while continuing to heat it normally. The annual gas safety check exists precisely because the danger is undetectable by the people living with it — and it is the single compliance obligation where the consequence of skipping it is most often fatal.

Your legal duty as a landlord

Under the Gas Safety (Installation and Use) Regulations 1998, landlords in England, Scotland and Wales must ensure that every gas appliance, flue and installation pipe they are responsible for is checked for safety at intervals of no more than twelve months by a Gas Safe registered engineer. A copy of the record must be given to existing tenants within 28 days of the check and to any new tenant before they occupy the property. Records must be kept for at least two years. There is no grace period and no exemption for short tenancies. Breach is a criminal offence carrying unlimited fines and, where a death results, prosecution for corporate or gross negligence manslaughter.

Regulations & standards

The rules this work is carried out to

Every inspection we do is measured against a published standard — here are the ones that apply to this service.

GSIUR 1998

Gas Safety (Installation and Use) Regulations 1998

Annual check, 28-day record to tenants, two-year retention.

Gas Safe Register

Statutory register of qualified gas engineers

Only a registered engineer may lawfully carry out the check.

SI 2015/1693

Smoke and Carbon Monoxide Alarm (England) Regulations

CO alarm required in any room with a fixed combustion appliance.

In detail

Understanding your Gas Safety (CP12)

The technical detail behind the certificate — what gets checked, what the results mean, and the decisions that actually affect your property.

What the engineer actually checks

The statutory check covers four things on every appliance you are responsible for. Gas tightness: the installation is tested for leaks at the meter. Appliance operation: the appliance is run and checked for correct burner pressure and heat input, with combustion analysis where the appliance type allows. Ventilation: permanent air vents are verified as present, unobstructed and correctly sized for the appliance, because starving a burner of air is what produces carbon monoxide. Flue performance: a flue flow and spillage test confirms combustion products are actually leaving the building rather than spilling back into the room. Safety devices such as flame supervision are also proved to operate.

What a CP12 is not

This is the most common and most expensive misunderstanding among landlords. A CP12 is a safety check, not a service. It confirms an appliance is safe to use on the day of the visit; it does not clean the heat exchanger, replace worn components, or maintain the boiler's efficiency and reliability. A boiler can pass a gas safety check on Monday and break down on Tuesday without any contradiction. Most manufacturers also require an annual service — not a safety check — to keep the warranty valid, so relying on the CP12 alone frequently voids cover on a boiler still within its guarantee period. This is why we offer the two together.

Classification of defects: ID, AR and NCS

Where a defect is found it is classified under the Gas Industry Unsafe Situations Procedure. Immediately Dangerous means the appliance poses a danger to life or property right now; with your permission it is turned off and capped, and if permission is refused the supplier and Gas Safe are notified. At Risk means one or more recognised faults could make it dangerous; the appliance is turned off with permission and should not be used until corrected. Not to Current Standards means the installation does not meet today's requirements but is not immediately unsafe — it can remain in use, and the defect is recorded as advisory. A property with an ID or AR appliance cannot be issued a satisfactory CP12 until the situation is corrected.

Carbon monoxide alarms — a separate legal duty

Since the 2022 amendment to the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, a carbon monoxide alarm must be fitted in any room used as living accommodation that contains a fixed combustion appliance, excluding gas cookers. This covers gas boilers, gas fires, and any solid fuel appliance in any room. The duty applies to all tenures, not just new tenancies, and alarms must be repaired or replaced once a tenant reports a fault. We check alarm presence, position and expiry date as part of every CP12 visit and will tell you plainly if you are non-compliant, because a boiler in a cupboard on a landing is one of the most commonly missed cases.

Access, and what to do when a tenant refuses entry

You remain legally responsible for the annual check even if your tenant will not let anyone in, so the regulations expect you to take and document all reasonable steps. In practice this means writing to the tenant explaining the legal requirement and the safety risk, offering at least three appointment dates including evenings and weekends, following up in writing after each missed appointment, and keeping copies of everything. A documented trail of genuine attempts is your defence; simply having tried once and given up is not. We provide flexible appointment slots and confirm attendance and non-access in writing so your file stands up.

Warning signs

Warning signs that need immediate action

If any of these are present, treat it as urgent — do not wait for the annual check:

A lazy yellow or orange flame instead of a crisp blue one

Black, brown or sooty staining around an appliance or flue

Excessive condensation on windows in the room containing the appliance

A pilot light that repeatedly blows out for no obvious reason

Headaches, dizziness, nausea or drowsiness that improve when occupants leave the property

The smell of gas — leave the property, turn off at the meter and call 0800 111 999

A carbon monoxide alarm sounding, even briefly

Blocked, painted-over or deliberately sealed air vents

The risks

The cost of an expired CP12

This is the compliance failure with the most serious consequences attached:

!Criminal prosecution with unlimited fines, and imprisonment where harm results

!Manslaughter charges where a tenant dies from carbon monoxide poisoning

!Landlord insurance void — cover does not respond to an uncertified installation

!You cannot serve a valid Section 21 notice while in breach

!Local authority enforcement action, including banning orders for repeat breaches

!Boiler manufacturer warranties voided by an absent servicing history

!Letting agents will not, and cannot lawfully, market the property

Timing your annual check

The check is due every twelve months, and you can carry it out at any point in the two months before expiry without losing the original renewal date — a provision worth using, because it prevents the date drifting earlier each year. We recommend booking four to six weeks ahead of expiry so there is time to resolve any defect without a gap in your certification. Between checks, ask tenants to report yellow flames, staining and CO alarm activations immediately, keep air vents clear and unpainted, and never allow an appliance to be boxed in without proper ventilation. Combining the CP12 with a full boiler service in one visit is the single most effective thing you can do to reduce winter breakdown call-outs.

Why us

The benefits of booking your Gas Safety (CP12) with us

Accredited, transparent and built around making compliance easy.

Gas Safe registered, ID-carrying engineers

Same-day digital CP12 by email

Carbon monoxide alarm compliance checked as standard

All-inclusive pricing with no call-out fee

Non-access attendance documented in writing for your records

Automatic renewal reminder before expiry

What's included

Everything covered in your Gas Safety (CP12)

One all-inclusive price — here is exactly what the engineer does on site and what you receive afterwards.

Gas tightness test on the installation

Operational and combustion checks on every gas appliance

Flue flow and spillage testing

Ventilation adequacy verified for each appliance

Safety devices proved to operate correctly

Carbon monoxide alarm presence, position and expiry checked

Digital CP12 emailed the same day, with a renewal reminder set

Pricing

Simple, all-inclusive pricing

The price you see is the price you pay — VAT included, with no hidden call-out fees. Your final price depends on the size of your property; we'll confirm an exact, all-inclusive quote before we attend.

Gas Safety (CP12) from

£60inc VAT

1 appliance · +£10 per additional appliance

Get my exact price

All prices include VAT · 12-month workmanship guarantee

Gas Safety Certificate pricing

Appliances	Price (inc VAT)
1 appliance	£60.00
2 appliances	£70.00
3 appliances	£80.00
4 appliances	£90.00
Each additional appliance	+£10.00

All prices include VAT. A boiler, a gas hob and a gas fire count as three appliances. Add a full boiler service in the same visit — it is the most popular combination with landlords and saves a second appointment.

Prices are all-inclusive of VAT with no hidden call-out fees. Where they genuinely apply, parking (£5) and the London Congestion Charge (£18) are passed on at cost and always shown up front.

The process

How your appointment works

Simple, transparent and designed around you and your tenants.

Step 1

Book a convenient slot

Choose a morning or afternoon appointment that suits your tenant. Evenings and weekends available.

Step 2

Tightness and appliance testing

The installation is tested for leaks, then each appliance is run and checked for correct operation and combustion.

Step 3

Flue and ventilation checks

Flue flow and spillage testing confirms combustion products leave the building, and air vents are verified as adequate.

Step 4

Certificate delivered same day

Your CP12 is emailed with any defects clearly explained, and a renewal reminder is set automatically.

FAQs

Gas Safety (CP12) — frequently asked questions

Every twelve months. You can carry out the check in the two months before expiry without losing your original renewal date, so we recommend booking four to six weeks ahead to leave room for any remedial work.

A property with one or two appliances typically takes 30–45 minutes. Add roughly 15 minutes per additional appliance, and allow longer if the boiler is in an awkward or boxed-in position.

No, and this is the most costly misunderstanding in the sector. A CP12 confirms an appliance is safe on the day. A service cleans and maintains it for reliability and efficiency, and is usually what your manufacturer's warranty requires. Many landlords assume the CP12 preserves their warranty — it does not.

It is classified as Immediately Dangerous or At Risk. With your permission we turn it off and cap it, explain exactly what was found, and provide a no-obligation quote for the repair. We never carry out chargeable work without your approval.

You remain responsible, so the law expects documented reasonable steps. Write to the tenant explaining the legal position, offer several dates including evenings and weekends, and keep records of every attempt. We confirm attendance and non-access in writing so your file stands up to scrutiny.

Yes, in any room used as living accommodation that contains a fixed combustion appliance — a boiler, a gas fire, or any solid fuel appliance. Gas cookers are excluded. This applies to all tenancies, and we check alarm presence, position and expiry on every visit.

Book now

Book your Gas Safety (CP12) today

Fill in the form and we'll confirm your appointment and an all-inclusive price, usually within the hour. Prefer to talk? Call us and we'll book you in within two minutes.

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07426 409342

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07426 409342