Landlord Gas Safety Certificate (CP12)
A Gas Safety Certificate — the CP12 or Landlord Gas Safety Record — is a legal requirement for every UK landlord, renewed every 12 months by a Gas Safe registered engineer. This guide explains the rules, what it costs, what is checked, and the serious penalties for skipping it.
7 minute read · Updated June 2026 · England & Wales guidance
Quick answer
UK landlords must obtain a Gas Safety Certificate (CP12) every 12 months for each let property, carried out by a Gas Safe registered engineer. It typically costs £60–£100, must be given to tenants (within 28 days of the check, or before a new tenant moves in), and records kept for at least 2 years. Failing to comply is a criminal offence carrying unlimited fines and possible imprisonment.
The Rules at a Glance
| How often | Every 12 months, for every let property with gas appliances. |
| Who can do it | A Gas Safe registered engineer qualified for the specific appliances. Verify them at gassaferegister.co.uk. |
| What it covers | All gas appliances, pipework, and flues that the landlord owns and is responsible for. |
| Giving it to tenants | A copy must be given to existing tenants within 28 days of the check, and to new tenants before they move in. |
| Record keeping | Landlords must keep copies of each gas safety record for at least 2 years. |
What the Engineer Checks
During a gas safety check, the Gas Safe engineer inspects each gas appliance, the pipework, and the flues. Specifically they confirm:
- Each gas appliance is correctly set and adjusted so gas burns safely
- Appliances are of the correct type for their location and properly installed
- Adequate ventilation and the integrity of the flue or chimney
- Safety devices function as intended
- A tightness test on the gas installation to confirm there are no leaks
If an appliance fails, the engineer records the defect and, where dangerous, may turn it off (with your permission) until it is repaired. The certificate lists each appliance and its result.
Why you cannot skip it
Operating without a valid gas safety record is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998. Beyond fines and possible imprisonment, a missing or expired certificate invalidates most landlord insurance and prevents a valid Section 21 eviction notice in England. The check is cheap; the consequences of skipping it are not.
How to Stay Compliant
Renew early. You can renew up to 2 months before expiry without losing time on the cycle — the new certificate runs from the old expiry date, so there is no penalty for booking ahead. This avoids accidentally letting it lapse.
Bundle the boiler service. Book the CP12 and the annual boiler service together to save a callout and keep both the legal record and the manufacturer warranty in order.
Always verify the engineer. Ask to see the Gas Safe ID card and check the licence number and qualified appliances at gassaferegister.co.uk before any work.
Keep your records. Store every certificate for at least 2 years and give copies to tenants on time — both are legal obligations, not optional admin.
Frequently Asked Questions
How much does a landlord gas safety certificate cost?
A CP12 landlord gas safety certificate typically costs £60–£100 in the UK for a property with a boiler and a couple of gas appliances. The price rises with the number of appliances and is higher in London and the South East. Many engineers will combine the annual boiler service with the CP12 in one visit.
How often does a landlord need a gas safety certificate?
Every 12 months. UK law (the Gas Safety (Installation and Use) Regulations 1998) requires landlords to have all gas appliances, pipework, and flues checked for safety annually by a Gas Safe registered engineer, and to keep the record.
What happens if a landlord does not have a gas safety certificate?
It is a criminal offence. Penalties can include unlimited fines and, in serious cases, imprisonment. A landlord without a valid certificate also cannot serve a valid Section 21 (no-fault eviction) notice in England, and invalidates many landlord insurance policies. The safety and legal risks make this one check you cannot skip.
Is a CP12 the same as a boiler service?
No. A CP12 (Landlord Gas Safety Record) is a legally required safety check of all gas appliances. A boiler service is a maintenance task that cleans and checks the boiler to keep it efficient and protect the warranty. They are different jobs, though a Gas Safe engineer can usually do both in the same visit.
Book a Gas Safe Engineer
Find verified Gas Safe engineers near you for your CP12 and boiler service — with upfront quotes.
Find an EngineerBoiler Service Cost & Frequency
What an annual service should cost, what is included, and how it differs from a CP12.
Read the GuideRelated from Gera
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- GeraSure — compare landlord and property insurance.
- Gera Action Warranty — how eligible bookings are protected.