Boilers & Heating
Landlord Gas Safety Certificate (CP12)
TL;DR
A Landlord Gas Safety Record (CP12) is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998 for every rented property with a gas appliance. It must be renewed every 12 months and a copy issued to the tenant within 28 days (or before move-in for a new tenancy). We charge a fair fixed £70–£95 for one boiler, £85–£115 with a gas hob, and issue a digital PDF the same afternoon.
If you rent out a property with any gas appliance — boiler, cooker, fire, meter — you're legally responsible for an annual gas safety inspection. Failing to hold a valid CP12 is a criminal offence and invalidates your landlord insurance. It's also the most common thing that goes wrong at the start of a tenancy dispute.
This page covers exactly what the law requires, what a proper inspection actually checks, and how to keep your records straight for HMOs, holiday lets and short-let properties.
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What does the law actually require?
The Gas Safety (Installation and Use) Regulations 1998 place three duties on any landlord: maintain gas pipework, appliances and flues in a safe condition; arrange an annual gas safety check by a Gas Safe registered engineer; and give a copy of the record to each tenant within 28 days of the check (or before move-in for a new tenancy). The record must be kept for at least 2 years.
- Annual inspection by a Gas Safe registered engineer
- Copy issued to tenant within 28 days (or before move-in for new lets)
- Kept on file for at least 2 years
- Covers every gas appliance the landlord provides — including cookers, fires, meters
- Applies to shorthold tenancies, HMOs, holiday lets, and Airbnb-style short lets
What we actually check on the inspection
A proper CP12 is a genuine safety inspection, not a tick-box visit. On every appliance we test operating pressure, check combustion using a flue-gas analyser, test all safety devices, inspect the flue for correct termination and integrity, check ventilation is adequate, and test all gas pipework for tightness. Anything unsafe is flagged 'Immediate Danger' or 'At Risk' with photographs.
- Gas tightness test on all pipework (drop-test at meter)
- Combustion analysis on every burning appliance
- Flue integrity and termination check
- Ventilation adequacy for room-sealed and open-flue appliances
- Operating pressure of every appliance recorded
- All safety devices tested (flame supervision, oxygen depletion)
- Isolation valve and gas meter accessibility check
What a valid CP12 must contain
Every certificate must list the property address, the landlord's name, the engineer's name and Gas Safe ID number (with the specific licence types they hold), the date of inspection, next due date, every gas appliance on the property with make, model and location, the results of the checks, and any defects with the action taken. We issue a digital PDF the same afternoon so you can forward it to tenants or agents immediately.
HMOs, holiday lets and short lets
The regulations apply the same way regardless of tenancy type — HMOs, holiday lets, and Airbnb short lets all need annual CP12s. For HMOs the local authority licensing officer will ask to see the current CP12 as part of the mandatory licence conditions. Short-let hosts on Airbnb/Vrbo should treat the CP12 as essential — insurers will refuse claims without one.
Timing and renewals — the 10-month rule
A CP12 is valid for 12 months from the date of inspection. You can renew any time in the last two months without losing days from the old certificate — the new one runs from the old expiry date. We put every landlord customer on a free calendar reminder 30 days before expiry.
Typical prices
Real-world ranges from recent Northwest jobs. Your final price is confirmed in writing before any work starts.
| Item | Typical price | Notes |
|---|---|---|
| CP12 — 1 boiler only | 70 – 95 | Standard combi, gas fire |
| CP12 — boiler + gas hob | 85 – 115 | Most common single-let inspection |
| CP12 — boiler + hob + gas fire | 100 – 135 | Full-service call |
| CP12 — HMO up to 6 bedrooms | 120 – 180 | One communal boiler + kitchen hob |
| CP12 — small block up to 4 flats (each) | 60 – 75 | Combined booking discount |
| Emergency same-day CP12 | +40 – 60 | New-tenancy panic bookings |
| Portfolio landlord annual plan | quote | 10+ properties, includes reminders |
Which brand should you fit?
All CP12 inspections carried out by Gas Safe registered engineers using calibrated Kane 458s and Anton Sprint Evo2 flue-gas analysers. Digital certificates issued through Gas Tag or Certi. If your provider is required (unusual — some corporate landlords use PropertyFile or Fixflo), we can integrate. We install and service Worcester Bosch, Vaillant, Ideal, Baxi, Viessmann and Alpha — none of them pay us commission and we don't push a "boiler of the month".
CP12 red flags
Any 'gas safe' engineer must be on the Gas Safe Register — the only legal body in the UK. CORGI has not existed since 2009. Check before you book.
- What's your Gas Safe registration number? (Look it up at gassaferegister.co.uk before they arrive)
- Are you individually registered, or just the company? (You want the individual's ID)
- Is a flue-gas analyser being used on every burning appliance?
- Will I get a full PDF certificate today, not just 'in the post'?
- What appliances are included in the price? (Boiler only? Boiler + hob? Fire?)
- Are you doing a proper tightness test on the pipework, not just a visual?
Our promise on this job
Flat £50 diagnostic — deducted in full from any work booked. Fair, transparent quote before we start. If we can't fix the fault we diagnosed, we refund the diagnostic. All gas work is signed off by a Gas Safe registered engineer.
Talk to KJ about landlord gas safety certificate (cp12)
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