Landlord Gas Safety Certificate (CP12): Cost, Rules & Requirements
Annual CP12 checks are a legal requirement for all UK landlords. Here is everything you need to know about costs, legal obligations, and how to combine a CP12 with a boiler service to save money.
CP12 Cost at a Glance
CP12 vs Boiler Service: What is the Difference?
| CP12 Gas Safety Check | Boiler Service | |
|---|---|---|
| Purpose | Safety certification | Efficiency and maintenance |
| Legally required? | Yes (landlords) | No (but warranty needs it) |
| What is checked | Gas appliances are safe to use | Boiler runs efficiently |
| Certificate issued | Gas Safety Record (CP12) | Service report |
| Cost | £60-90 | £60-120 |
| Combined (same visit) | £80-110 for both - save by combining | |
Legal Requirements for Landlords
Gas Safety (Installation and Use) Regulations 1998:
- Annual gas safety check by a Gas Safe registered engineer for all gas appliances and flues
- CP12 certificate given to existing tenants within 28 days of the check
- CP12 certificate given to new tenants before moving in
- Records kept for at least 2 years
- Applies to all residential rental properties in England, Scotland, and Wales
Multi-Property Landlord Costs
If you own multiple rental properties, the costs add up. Here is what to expect and how to manage them efficiently:
| Properties | CP12 only | CP12 + Service | Annual Total |
|---|---|---|---|
| 1 property | £60-90 | £80-110 | £80-110 |
| 3 properties | £180-270 | £240-330 | £240-330 |
| 5 properties | £300-450 | £400-550 | £400-550 |
| 10 properties | £600-900 | £800-1,100 | £800-1,100 |
Landlord Boiler Cover Plans
Several providers offer landlord-specific cover plans that include the annual CP12 and boiler service, plus breakdown cover. For landlords with one property, this can be good value. For multiple properties, compare carefully.
| Provider | Monthly Cost | CP12 Included? | Breakdown Cover |
|---|---|---|---|
| British Gas HomeCare (Landlord) | from £17.40/mo | Yes | Unlimited callouts, no excess |
| HomeServe Landlord | from £14/mo | Yes | 24/7 emergency cover |
| 247 Home Rescue Landlord | from £10/mo | Add-on | Excess applies |
Landlord cover plans that include CP12 typically cost £140-210/year - compare this to paying ~£95 for CP12 + service separately and self-insuring for repairs. For boilers under 8 years old, separate arrangements are usually cheaper.
Record Keeping Requirements
The CP12 must contain all of the following:
- Description of the appliance and its location
- Address of the property
- Date of inspection
- Engineer name and Gas Safe registration number
- Results of the safety checks for each appliance
- Any defects identified and actions taken
- Engineer signature
Frequently Asked Questions
How much does a CP12 gas safety certificate cost?
A CP12 gas safety certificate costs £60-90 for a single gas appliance, with £10-15 per additional appliance. Combined with a boiler service at the same visit, most engineers charge £80-110 total. Prices are highest in London (£90-120) and lowest in the North East (£60-80). Always get at least 2 quotes and verify Gas Safe registration.
What is the difference between a CP12 and a boiler service?
A CP12 gas safety check (£60-90) is a legal certification confirming gas appliances are safe - it focuses on safety checks for gas leaks and adequate ventilation. A boiler service (£60-120) focuses on efficiency and maintenance - cleaning components and checking performance. Landlords need both annually. The checks can be combined for around £80-110 total at the same visit.
What are the legal requirements for landlord gas safety?
Under the Gas Safety (Installation and Use) Regulations 1998, landlords must arrange annual gas safety checks by a Gas Safe registered engineer. The CP12 must be given to existing tenants within 28 days and to new tenants before they move in. Records must be kept for at least 2 years. Failure to comply risks unlimited fines and up to 6 months imprisonment.
Do landlords need a CP12 for every gas appliance?
Yes. The annual gas safety check covers all gas appliances in the property - boiler, gas hob, gas cooker, gas fires, and any other gas appliances. The cost is typically £60-90 for the first appliance and £10-15 per additional appliance. Always confirm with your engineer exactly which appliances are included in their quoted price.