CP12 Gas Safety Certificate Cost
£60–£120
typical UK range
Updated
A CP12 landlord gas safety certificate costs £60–£120 in the UK for a standard single-appliance property. Landlords are legally required to have one every 12 months for all gas appliances in rented properties. Prices increase for multiple appliances, HMOs, and London properties.
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How much does each option cost?
| Type / scope | Typical cost | Notes |
|---|---|---|
| Single appliance (boiler only)Most common for a straightforward rental flat with one gas boiler. Typically 45–60 minutes on site | £60–£100 | Most common for a straightforward rental flat with one gas boiler. Typically 45–60 minutes on site |
| Boiler plus gas hobTwo appliances checked — boiler and gas cooker/hob. More common in houses with a gas kitchen | £80–£130 | Two appliances checked — boiler and gas cooker/hob. More common in houses with a gas kitchen |
| Multiple appliances (3+)Properties with boiler, gas hob, and gas fire or additional appliances. Engineers typically add £15–£30 per additional appliance | £100–£180 | Properties with boiler, gas hob, and gas fire or additional appliances. Engineers typically add £15–£30 per additional appliance |
| HMO (House in Multiple Occupation)HMOs often have multiple boilers, communal and individual appliances, and more complex flue arrangements requiring longer inspection | £150–£350 | HMOs often have multiple boilers, communal and individual appliances, and more complex flue arrangements requiring longer inspection |
| London and South EastLondon rates are typically 30–50% above the national average due to higher operating costs | £90–£150 | London rates are typically 30–50% above the national average due to higher operating costs |
| Combined CP12 and boiler serviceBundling the annual service with the CP12 in one visit is efficient and usually cheaper than two separate visits | £110–£180 | Bundling the annual service with the CP12 in one visit is efficient and usually cheaper than two separate visits |
What affects the price?
- Number of gas appliances — the certificate covers all gas appliances in the property. Each additional appliance (gas fire, gas hob, gas tumble dryer) adds 15–30 minutes and £15–£30 to the price
- Property type and accessibility — a straightforward terraced house is simpler than an HMO with multiple units, communal boilers, and individual meters
- Location — London and South East rates are significantly higher than national average
- Whether bundled with an annual service — engineers who do both in one visit often charge a combined rate (£110–£180) that is cheaper than two separate appointments
- Travel costs — rural properties or those requiring significant travel from the engineer's base may attract a travel supplement
- Urgency — end-of-tenancy or same-week certificates may cost more than a scheduled appointment
What's included in the price?
- Visual inspection of all gas appliances (boiler, gas fires, hobs, other gas equipment)
- Safety checks on each appliance: ventilation, flue condition, operating pressure, and safety device operation
- Checking for gas tightness on the pipework serving the appliances
- CO alarm check (checking presence and function, not installation)
- Issuing the Gas Safety Record (CP12 certificate) listing all appliances checked and their status
- Providing a copy of the certificate to tenants within 28 days (landlord's legal obligation; engineer provides the certificate)
How long does it take?
A standard CP12 with a single boiler takes 45–60 minutes on site. Each additional appliance adds 15–30 minutes. A property with a boiler, gas hob, and gas fire typically takes 75–90 minutes. For HMOs with multiple boilers and appliances across several units, allow 2–4 hours. The engineer must check each appliance individually, test for gas tightness, and complete the certificate documentation. You or the tenant should be present to provide access to all appliances.
Do I need one?
If you are a landlord with a gas appliance in a rented property, you are legally required to have a Gas Safety Record (CP12) carried out every 12 months by a Gas Safe registered engineer under the Gas Safety (Installation and Use) Regulations 1998. The record must be given to existing tenants within 28 days and to new tenants before they move in. You must also provide a copy to the local authority on request. Failure to comply can result in fines of up to £6,000 per property and potential criminal prosecution. Homeowners are not legally required to have a CP12 but may benefit from a periodic gas safety inspection — particularly if they have concerns about their appliances or if the property is older.
How do you avoid overpaying?
- Bundle the CP12 with an annual boiler service in the same visit — combined rates of £110–£180 are typical and cheaper than two separate visits
- For portfolio landlords, negotiate a per-property rate with a single trusted engineer — volume discounts of 10–20% are common for 5+ properties
- Book in advance rather than urgently — an appointment booked 2–4 weeks ahead typically costs less than a same-week emergency certificate
- Maintain records carefully — keeping a record of expiry dates prevents the scramble (and premium pricing) of last-minute bookings when tenancy renewals approach
- Use a single contractor for all certificates — an engineer who knows your properties, typical appliance condition, and tenant access arrangements is more efficient and often prices accordingly
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Frequently asked questions
We’re happy to answer all your questions.
What is a CP12 certificate?
A CP12 is the Landlord Gas Safety Record — a document certifying that all gas appliances in a rented property have been inspected by a Gas Safe registered engineer and are safe to use. Legally required annually for all rented properties with gas appliances in England, Scotland, and Wales.
How often do I need a CP12?
Every 12 months, or at every change of tenancy if that falls within 12 months. If a tenant moves in 11 months after the last certificate, you need a new one before or immediately after they move in, then annually from that date.
What happens if I don't have a CP12?
Non-compliance with the Gas Safety Regulations can result in fines of up to £6,000 per property. If a tenant is harmed due to a gas appliance fault, the legal and financial consequences can be severe. Landlords can also face difficulty obtaining and maintaining landlord insurance without evidence of current gas safety compliance.
Can the tenant organise the CP12?
No — the legal responsibility lies with the landlord, not the tenant. Letting agents managing a property on a landlord's behalf are responsible for ensuring compliance. The landlord is ultimately liable.
What is the difference between a CP12 and a boiler service?
A CP12 is a legal safety check documenting that gas appliances are safe. A boiler service is a maintenance procedure (cleaning, checking components, replacing wear items) to keep the boiler running efficiently. They are different procedures, though many engineers do both at the same visit. A CP12 does not replace a service; a service does not fulfil the CP12 legal requirement.
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