How much does a Gas Safety Certificate (CP12) cost?

A CP12 — properly called a Landlord Gas Safety Record — is the document a Gas Safe registered engineer issues after inspecting the gas appliances, flues, and associated pipework in your rental property. By law — Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 — every landlord must have one renewed annually, give a copy to the tenant within 28 days of the check, and provide it to new tenants before they move in.

The fee covers a fixed set of safety checks on each appliance: that it's burning correctly, that the flue is removing combustion gases safely, that ventilation is adequate, and that gas is at the right operating pressure. It is an inspection and certificate — not a repair or a service, which are charged separately if needed.

As a rough national guide, a certificate covering a single gas appliance (usually just the boiler) is typically £60–£90. Where the property has two or three appliances — a boiler plus a gas hob and a gas fire, say — expect around £80–£150, because each appliance adds checks and time.

These are inspection-only prices. If the engineer finds a fault, the remedy is quoted on top, and you're free to get that work quoted separately rather than accept the first price on the day.

Number of appliances is the biggest factor — each one adds to the time on site. Region is next: London and the South East sit at the top of the range, the North and Midlands lower. Access matters too — if the engineer has to coordinate around a tenant's schedule or make a second visit, that can add cost.

Time of year plays a part: autumn is peak season as landlords rush renewals before winter, so booking outside that window can help. Beware quotes that look unusually cheap — a rock-bottom price sometimes means only the boiler is being certified, leaving a gas hob or fire uncovered and the certificate incomplete.

A safety certificate and a boiler service are different things. The CP12 confirms the appliance is safe; a service cleans and checks components so it keeps running well. The certificate is a legal must; the service is best practice (and often required to keep a boiler warranty valid).

Most engineers will do both in one visit, and a combined CP12-plus-service is usually cheaper than two separate appointments — often £100–£150 together versus paying for each call-out individually. If you're booking the certificate anyway, it's worth pricing the bundle; our boiler service cost guide covers the service side in detail.

Always confirm the engineer is on the Gas Safe Register (you can check the licence card and the register online), and that the quote lists every gas appliance to be certified. Then get two or three quotes for the same job, so the prices compare — same appliances, same scope, VAT included.

That last point is where most landlords lose time, not money: chasing engineers and comparing quotes written three different ways. FixQuotes writes the job up once, sends it to Gas Safe registered engineers, and returns CP12 quotes you can put side by side in one place, with any boiler-service add-on priced alongside.