Landlord Compliance Check

Gas Safety

Gas Safety Certificate (CP12): cost, rules and how to book

Annual safety check of every gas appliance in a let property, issued by a Gas Safe registered engineer.

Typical UK cost
£60 to £120
Validity
12 months
Legal basis
Gas Safety (Installation and Use) Regulations 1998, Regulation 36.

Gas Safety cost calculator

Enter your postcode and property details for an estimated cost band. Figures are aggregated from public data and exclude any remedial work.

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Gas Safety cost by location

Local labour rates and parking conditions push prices up or down. Pick your area for a postcode-aware estimate.

LondonLondon

Estimated cost: £75 to £150

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CamdenLondon

Estimated cost: £81 to £162

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HackneyLondon

Estimated cost: £75 to £150

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IslingtonLondon

Estimated cost: £78 to £156

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LambethLondon

Estimated cost: £73 to £146

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SouthwarkLondon

Estimated cost: £73 to £146

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Tower HamletsLondon

Estimated cost: £75 to £150

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WandsworthLondon

Estimated cost: £77 to £154

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WestminsterLondon

Estimated cost: £84 to £168

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Kensington and ChelseaLondon

Estimated cost: £87 to £174

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Hammersmith and FulhamLondon

Estimated cost: £78 to £156

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HaringeyLondon

Estimated cost: £72 to £144

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Gas Safety explained in depth

The legal duty: Gas Safety Regulations 1998 explained

Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 sets out the landlord's core gas duties. Every gas appliance, flue and piece of pipework the landlord provides must be maintained in a safe condition, and every appliance and flue must be safety checked at least every 12 months by a Gas Safe registered engineer. The landlord must keep a record of each check for two years, give a copy to existing tenants within 28 days, and give new tenants a copy before they move in. Unlike most rental certificates, this is policed by the Health and Safety Executive as a criminal matter, which is why gas safety sits at the top of any landlord compliance checklist.

What the engineer checks on each appliance

A gas safety check is appliance by appliance, not a single pass over the property. For each item the engineer confirms it is correctly set and burning safely, that there is adequate ventilation for complete combustion, that the flue or chimney removes combustion products effectively, and that safety devices such as flame supervision operate. They carry out a tightness test on the installation to detect leaks and inspect visible pipework. Anything that fails is classified under the Gas Industry Unsafe Situations Procedure as At Risk or Immediately Dangerous, and the engineer records the defect, the action taken and whether the appliance was disconnected. The completed CP12 lists every appliance tested, the results, and the date the next check is due.

Access problems and how to protect yourself

The single most common reason a landlord misses a gas safety deadline is a tenant who will not provide access. The law does not let you force entry, but it does expect you to take reasonable steps and to be able to prove it. Build a simple paper trail: a first polite letter or message explaining the legal safety requirement and proposing dates, a follow up if there is no reply, and a dated note of any visit where access was refused. Send communications in a way you can evidence later. If the worst happens and the certificate lapses despite genuine effort, that documented trail is your defence. Booking the check early in the two-month window also gives you time to resolve access issues before the deadline.

Record-keeping and the annual cycle

Two timing rules keep landlords on the right side of the regulations. First, you can carry out the next check up to two months before the current record expires and keep the same anniversary date, so the cycle never drifts later. Second, you must keep each gas safety record for at least two years, and supply a copy to tenants within the 28-day and pre-tenancy deadlines. For a portfolio, hold every property's check date, expiry and engineer details in one register and diarise each renewal 60 days ahead. Pair the annual gas check with the boiler service in the same visit to cut cost and keep manufacturer warranties valid. A lapsed CP12 is both the easiest failure for the HSE to evidence and the most dangerous to your tenants, so it deserves the tightest calendar discipline of all the certificates.

Gas Safety questions landlords ask

Answers to the questions we get most often. Every answer reflects UK law as it stands in 2026.

What is a Gas Safety Certificate (CP12)?
A Gas Safety Certificate, often called a CP12 or Landlord Gas Safety Record, is the document a Gas Safe registered engineer issues after checking every gas appliance and flue the landlord provides in a let property. It records that each appliance has been tested for safe operation. It is the gas equivalent of the electrical EICR and is a legal requirement for almost all rented homes with gas.
Is a gas safety certificate a legal requirement?
Yes. Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 requires landlords to have every gas appliance and flue they provide checked for safety every 12 months by a Gas Safe registered engineer, and to keep a record of that check. It is a criminal duty enforced by the Health and Safety Executive, not a civil one, so the consequences of failing are more serious than for most other certificates.
How often is a gas safety check needed?
Every 12 months. The check can be carried out up to two months before the current certificate expires without losing the original anniversary date, so you can stay on a fixed annual cycle rather than letting the deadline drift later each year. Missing the deadline means the property is being let unlawfully until a new check is done.
How much does a CP12 cost?
Most landlords pay £60 to £120 for a gas safety check on a typical property with a boiler and one or two other appliances. The price rises with the number of appliances and your region. Bundling the safety check with an annual boiler service is usually better value than booking them separately, and keeps the boiler warranty valid.
What does a Gas Safe engineer check?
For each appliance the engineer checks that it is burning correctly, that it is getting enough ventilation, that the flue or chimney clears combustion gases safely, and that all safety devices work. They test for gas tightness across the installation and inspect the pipework where accessible. The results, including any defects and the action taken, are recorded on the CP12.
What happens if an appliance is found to be unsafe?
An appliance judged immediately dangerous must be turned off and, with the tenant's permission, disconnected on the spot. The engineer records it under the Gas Industry Unsafe Situations Procedure and the landlord must arrange repair or replacement before it is used again. The property can continue to be let provided the unsafe appliance is isolated and the rest of the installation is safe, but the fault must be put right promptly.
How long does a gas safety check take?
Usually between thirty and ninety minutes depending on the number of appliances. A single combi boiler is quick; a property with a boiler, gas hob, gas fire and a separate water heater takes longer because each appliance is tested individually. The engineer needs access to every gas appliance, so the tenant should be told in advance.
Who can issue a gas safety certificate?
Only a Gas Safe registered engineer. Gas Safe replaced the old CORGI scheme in April 2009 and is the only official register in Great Britain. Every engineer carries an ID card showing the categories of work they are qualified for, for example boilers, cookers or fires, so check the card and confirm the registration covers the specific appliances in your property. You can verify any engineer on the Gas Safe Register website.
Do I have to give my tenant a copy of the CP12?
Yes. You must give a copy of the gas safety record to existing tenants within 28 days of the check, and to any new tenant before they move in. For very short lets of less than 28 days, a copy can instead be displayed in the property. You must also keep your own copy of each record for at least two years.
What if I cannot get access to do the gas safety check?
The landlord must show they took reasonable steps to gain access. In practice that means writing to the tenant to explain the legal requirement and request access, keeping a dated record of every attempt, and following up. You cannot force entry, but a documented trail of genuine attempts protects you if the deadline is missed because the tenant refused access. Never let a certificate lapse without that evidence on file.
Does the certificate cover the tenant's own appliances?
The landlord is responsible for the gas appliances and flues they provide, plus the gas pipework and the installation up to each appliance. A tenant's own appliance, for example a cooker they brought with them, is not the landlord's duty to safety check, but the landlord remains responsible for the connecting installation and any shared flue. If in doubt, have the engineer note the ownership of each appliance on the record.
What are the penalties for not having a gas safety certificate?
Because gas safety is enforced by the Health and Safety Executive under criminal law, the penalties are severe: unlimited fines and, in the most serious cases, up to six months imprisonment. A missing or out-of-date CP12 also invalidates most landlord insurance policies and can expose the landlord to manslaughter charges if a tenant is harmed by an unsafe appliance. This is the certificate where lapses carry the highest personal risk.

What landlords need to know

The Gas Safety is required under Gas Safety (Installation and Use) Regulations 1998, Regulation 36. Certificates are valid for 12 months and must be renewed before they expire. Tenants are entitled to a copy when a new tenancy begins or within 28 days of a renewal inspection.

Costs vary by location, property size and the engineer's hourly rate. A two-bedroom flat in central London will typically cost more than a similar property in a regional city, primarily because of travel time and parking. Older properties with outdated wiring or installations may take longer to inspect.

We aggregate cost figures from public data and trade body guidance, then refresh them quarterly. Always confirm the final price with your chosen provider before booking.

Read the full Gas Safety guide →