Your Complete Guide To Landlord Gas Safety Certificates (CP12)
If you rent out a property in the UK, gas safety can feel like a box-ticking exercise that sneaks up on you each year. It does not have to be stressful. In this guide, I will explain exactly what a CP12 is, why it matters, what happens during the visit, typical costs, and how to make the whole process quick and hassle free. My goal is to help you stay compliant, protect your tenants, and keep your calendar clear.
What a CP12 is and why you need one
A CP12 is the common name for a Landlord Gas Safety Certificate. It is the document you receive after a gas safety check by a Gas Safe Registered engineer. The check confirms that the gas appliances and flues provided by you in the rental are safe to use on the day of inspection. You need a new certificate every 12 months and you must provide your tenant with a copy within 28 days of the check in, or at move in if they are new.
Is a gas safety certificate mandatory for landlords? Yes. UK law requires landlords to arrange an annual gas safety check on every gas appliance and flue that they own in the property. You must keep records for at least two years and make the certificate available to tenants and to the local authority or HSE upon request. Non compliance risks fines and, in serious cases, prosecution.
What must a landlord provide by law in the UK? In relation to gas, you must provide:
. An annual Landlord Gas Safety Certificate for your appliances and flues.
. Appliances that are safe, correctly installed, and properly maintained.
. Clear instructions for any appliance supplied.
. Prompt action on any reported gas faults, with repairs by a Gas Safe engineer.
There are broader landlord duties such as electrical safety checks, deposit protection and a valid EPC, but this guide focuses on gas.
Gas safety check versus installation certificates
Do I need a gas installation certificate? It depends. A gas installation certificate is issued when new gas work is completed, such as a new boiler fit or a new gas pipe installation. It confirms the work met standards at the time of installation. It is separate from the ongoing CP12 requirement. Even if you have a recent installation certificate, you still need the annual gas safety check for rental compliance.
If you are planning upgrades, you might find it efficient to combine the work with your compliance visit. I often coordinate installs and certification together so you have one point of contact and tidy paperwork.
What happens during a CP12 inspection
A proper landlord gas safety check covers the appliances you provide and their flues. Here is what I do during a typical visit:
. Check the boiler, gas hob or cooker, and any gas fire for safe operation and correct combustion using a flue gas analyser where relevant.
. Inspect ventilation and flue terminations for integrity and correct routing.
. Confirm correct gas pressure and burner settings; test gas tightness at the meter to identify leaks in the system.
. Visually assess pipework condition and appliance location; check for signs of distress such as sooting or scorch marks.
. Verify safety controls such as flame failure devices and thermostats where applicable.
. Record findings and issue the CP12 electronically or on paper, usually the same day.
If I find any immediate risks, I make the area safe and explain clear next steps and costs before any repair proceeds.
Does a gas certificate include a boiler service?
Does a gas certificate include boiler service? Not by default. A gas safety check confirms safety at the time of inspection. A boiler service is a deeper piece of maintenance that typically includes cleaning key components, checking seals, filters, condensate traps, and performing manufacturer specific tasks to keep efficiency and reliability high. Many landlords choose to combine the two on the same visit to minimise disruption for tenants. I offer combined bookings so you get your certificate and a full service in one appointment where appropriate.
How much does a gas safety certificate cost?
Pricing varies by area and property setup, but to give you a clear benchmark, my landlord gas safety certificates start from £50 in Milton Keynes and nearby areas. Combined servicing offers start from £80 for properties with a single boiler and standard access. If you have multiple properties, I can quote a discounted package. I always confirm pricing in writing before work starts, and I keep costs transparent to avoid surprises.
The risks of non compliance
Skipping or delaying your CP12 is risky for both safety and your legal position. Gas leaks and carbon monoxide exposure can be life threatening. From a compliance perspective, you could face enforcement action, invalidated insurance, difficulty regaining possession under certain notices, and reputation damage with tenants and agents. The annual check is a small investment that protects everyone involved.
Make it easy with flexible booking and simple paperwork
I know juggling tenants, keys, and timing can be the hardest part. I offer flexible appointments including same week and evening slots where available. I coordinate directly with tenants if you would like me to, provide reminders before renewal, and issue certificates promptly for your records and for your tenants. If a fault is discovered, my van is well stocked to resolve many issues on the first visit to keep the process swift.
It also makes sense to combine certification with maintenance. Pair your CP12 with an annual service, a quick radiator valve swap, or a system health check so you are not arranging multiple visits. For older systems, we can discuss options like powerflushing or magnetic filtration to improve performance and reduce breakdown risk.
Local, qualified and ready to help
I am a Gas Safe Registered engineer and Ideal Accredited Installer with over 17 years of experience serving Milton Keynes, Bletchley, Newport Pagnell, Olney, and surrounding areas. If your certificate is due or you want to plan ahead, I can usually find you a slot within the week. Written quotes are free and there is no pushy sales chat, just practical advice and tidy workmanship.
If you are local and want a straightforward compliance visit, you can book a landlord gas safety certificate in Milton Keynes with me and I will handle the rest, from tenant liaison to instant digital paperwork.
When to call in urgent situations
If a tenant reports the smell of gas, headaches or nausea , treat it as urgent. Ask them to switch off the appliance, open windows, and if they can safely do so, turn off the gas at the meter. Avoid switches and naked flames. Call the National Gas Emergency Service and arrange an engineer visit. If you need a rapid response in the area afterward, my vans are equipped for diagnostics and safe restorations. For fast help, you can reach local emergency plumbers in Milton Keynes who understand landlord priorities and tenant communication.
Planning upgrades around compliance
Sometimes a CP12 visit highlights that an older boiler is inefficient or uneconomical to repair. If you are considering a change, I can provide options and clear, written quotes for replacements with strong warranties. For context, I design and install modern, efficient boilers across Milton Keynes and nearby towns. If that is on your to do list, explore gas boilers milton keynes to see what an upgrade could look like for your property and budget.
Quick checklist to stay on track
. Diary your annual CP12 due date, and book two to four weeks ahead.
. Keep copies of certificates for at least two years, and share them with tenants within 28 days.
. Combine your CP12 with a boiler service to reduce visits and downtime.
. Act fast on any gas concerns reported by tenants and use a Gas Safe Registered engineer for all work.
. Plan upgrades and remedial work before winter when appointment slots are tighter.
Summary
A Landlord Gas Safety Certificate is a simple annual step that protects your tenants and keeps you compliant. You must arrange a yearly check with a Gas Safe Registered engineer, provide the certificate to your tenants, and maintain any appliances you supply. A CP12 does not automatically include a service, but combining the two saves time and prevents future faults. If you are in Milton Keynes or nearby, I offer flexible appointments, transparent pricing from £60, and tidy, professional work to make gas safety one less thing to worry about. Ready to get it done? Book your landlord gas safety visit, add a service if you wish, and tick it off your list with confidence.
