Gas Safety Certificate Cost
Real 2026 prices, what changes them, and the things a certificate is not.
A landlord gas safety certificate (CP12) costs £60-£120 in the UK for one appliance, rising roughly £10-£20 for each extra appliance. London sits at the top of that range. The check is a legal requirement for landlords every 12 months, and the record must reach the tenant within 28 days.
Published 10 July 2026 · Written by the Emergency Plumb engineers
The honest range
For a single boiler, £60 to £90 across most of the UK, with London at the top of that band and Greater Manchester nearer the bottom. Each additional appliance, gas hob, gas fire, second boiler, typically adds £15 to £25 rather than doubling anything. Ours is £79 for one appliance, fixed.
What legitimately changes the price
Number of gas appliances, whether the meter and emergency control valve are accessible, and travel to the property. What should not change it is how urgently you need it, and a firm that prices an inspection by your deadline is telling you something useful about how they price everything else.
Landlords: it is not optional
Under the Gas Safety (Installation and Use) Regulations 1998, every gas appliance in a let property must be checked annually by a Gas Safe registered engineer. The tenant gets a copy within 28 days, a new tenant gets one at the start, and in England a missing record also blocks a Section 21 notice. Records are kept two years.
A CP12 is an inspection, not a service
This is the most common and most expensive misunderstanding. The safety check confirms the appliance is safe right now, gas tightness, burner pressure, ventilation, flue. It does not clean the appliance or extend its life. A service does. Many manufacturer warranties require the service, not the certificate, and bundling both usually costs less than buying them separately.
What a failure means
An engineer who finds a dangerous appliance classifies it, At Risk or Immediately Dangerous, and, with your permission, disconnects it. That is not the engineer being difficult; leaving a known dangerous appliance connected is not something a registered engineer may lawfully do. The certificate is issued for the appliances that pass.
Check the engineer, not the paperwork
Every CP12 carries the engineer's Gas Safe licence number. It takes thirty seconds to check it at gassaferegister.co.uk, and it confirms both that they are registered and that they hold the specific qualification for the appliance type. A certificate from an unregistered fitter is worth nothing to you, to your tenant or to your insurer.
What you are actually paying for
The engineer checks each gas appliance for gas tightness, correct operating pressure, adequate ventilation, satisfactory flue performance and safe overall condition, then records the results on the CP12. It is an inspection and a record, not maintenance. Nothing is cleaned, and no part is replaced unless it is unsafe. That distinction is why a certificate costs £60-£120 and a service costs more, and why bundling them is usually better value than buying them separately a month apart.
What makes the price move
Appliance count is the main driver: one boiler is the base price, and each additional appliance, a gas hob, a gas fire, a second boiler in a converted flat, adds roughly £10 to £20. Location matters, with London consistently at the upper end. Access matters more than landlords expect: a meter in a communal cupboard controlled by a managing agent, or a tenant who works, turns a 40-minute visit into two, and some firms price that in. Portfolio landlords should expect a lower per-property rate.
The 28-day rule and why it catches people out
The record must reach existing tenants within 28 days of the check, and a new tenant must have it at the start of the tenancy. Miss that and the certificate itself is still valid but you have breached the duty. It matters beyond the fine: a Section 21 possession notice can be invalidated where the gas safety record was not served correctly, which has cost landlords entire possession cases. Serve it by email with a timestamp and keep the sent item.
What happens if an appliance fails
The engineer classifies it: At Risk, or Immediately Dangerous. An Immediately Dangerous appliance is disconnected and capped there and then, with your permission, and reported to the Gas Safe Register if permission is refused. At Risk means it is turned off and labelled, pending repair. Neither means you have been sold something: the classifications are defined nationally and the engineer has no discretion. You are free to get a second opinion from another Gas Safe engineer, and for an expensive verdict that is a reasonable thing to do.
Gas Safety Certificate Cost, What a CP12 Should Actually Cost, your questions
How often does a landlord gas safety check have to be done?
Do homeowners need a gas safety certificate?
What happens if I do not have one?
Is a gas safety certificate the same as a boiler service?
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