London CP12 Costs
How Much Does a Landlord Gas Safety Certificate Cost in London?
A landlord gas safety certificate for a London rental property with a boiler only has a typical London price range of £65-£85 + VAT. Your price depends on all the landlord gas appliances present, the property type, appointment timing and whether you add a boiler service. Use the ranges below to budget, then request a price covering your complete appliance list and the work required.
Have your postcode, the gas appliances you provide and your current certificate's expiry date ready.
- Gas Safe registered: 648977
- Every landlord gas appliance checked
- Same-day appointments available
The Landlord Duty Behind the Price
Landlords must arrange annual safety checks of the gas appliances and flues they provide, using a suitably qualified Gas Safe registered engineer. Regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 sets out this duty in England.
The Landlord Gas Safety Record, often called a CP12, documents the findings. Paying for the check does not purchase a safe result.
Choose landlord gas safety checks in London, or arrange a CP12 check and boiler service in one visit.
Check annually
include every relevant landlord gas appliance and flue.
Existing tenants
provide the record within 28 days of the check.
New tenants
provide the record before they move in.
Keep records
retain them until two further checks of the relevant appliance or flue; for removed equipment, keep the record for two years from its last check.
What affects the price
London CP12 Prices by Appliance Count and Visit Type
Typical London CP12 prices vary by appliance count and visit type, with the following budgeting ranges dated 1 November 2026. These are guide ranges, rather than a property-specific quotation from All Service 4 U.
Each safety-check scope should include the listed appliances, their associated flues and the resulting Landlord Gas Safety Record. Prices exclude VAT at 20%. Ask for the total payable and any applicable conditions before booking. The appliance categories overlap, so supply your inventory rather than selecting a band by price alone.
Landlord Gas Safety Certificate, Boiler Only
Typical London price: £65-£85 + VAT. This covers the boiler-only category. If the property also has a landlord gas hob, cooker or fire, include it in your enquiry.
Boiler Plus One or Two Other Gas Appliances
Typical London price: £75-£100 + VAT. List each additional appliance and confirm the quoted allowance, including how separate ovens and hobs are counted.
Three or More Gas Appliances
Typical London price: £90-£135 + VAT. Give the full inventory so the quotation covers every relevant appliance and flue.
Gas Safety Certificate and Boiler Service in One Visit
Typical London price: £100-£150 + VAT. Confirm which boiler will be serviced, which appliances will be safety checked and what service documentation accompanies the CP12.
HMO or Licensed Property with Several Gas Appliances
Typical London price: £100-£200 + VAT. The property layout, shared appliances and access arrangements need to be specified. This range does not establish an automatic licensing surcharge.
What Changes the Price for Your Property?
The number of gas appliances, property type, combined-service choice and appointment timing can change the price. Access requirements also need to be clear when requesting a quotation. Bedroom count alone does not establish the inspection scope, and a provider’s appliance allowance does not limit the landlord’s safety duties.
Count Every Landlord Gas Appliance and Its Flue
List every gas appliance the landlord supplies before asking for a price. Example inventories include:
- A boiler alone.
- A boiler and a gas hob.
- A boiler, gas hob and gas fire.
Also identify gas cookers, range cookers and water heaters where present, together with their relevant flues. Check ownership and tell the provider about any tenant-owned appliances separately.
Ask how a separate gas oven and hob are counted for pricing. An appliance omitted from the quotation still needs to be considered under the landlord’s duties; a boiler-only record does not cover an unchecked gas fire or cooker.
Compare the Combined Visit Against the Same Scope
Compare a combined CP12 and boiler-service quotation against separate quotations covering equivalent work.
- CP12 scope: name every landlord appliance and relevant flue to be checked.
- Service scope: identify the boiler and the maintenance required by its manufacturer’s schedule.
- Documents: confirm the CP12 and the documentation recording the boiler service.
A combined appointment allows both activities to take place during one access arrangement. Any saving must be established from comparable quotations; it should not be assumed from the word “combined”. Servicing the boiler does not mean that other gas appliances have been serviced.
HMO and Portfolio Quotes Need a Clear Property Schedule
Provide an appliance and access schedule for each property so the quotation has a defined scope. One HMO with shared equipment is different from several separately addressed rentals.
Include:
- Each property address and the premises served by shared appliances.
- Every landlord gas appliance and associated flue.
- Access contacts for the relevant rooms and shared spaces.
- The records required for each property.
Housing Act 2004 Schedule 4 licence conditions include producing annual gas-safety evidence where gas is supplied. Keep property-licence fees separate from the CP12 budget. Neither an HMO premium nor a portfolio discount should be assumed, and licensing exemptions do not remove the annual gas-safety duty.
Compare the Total Payable, Inclusions and Return-Visit Terms
Compare written totals for the same appliance list, then check what could change either total. For each quotation, mark the following as included, additional or awaiting confirmation:
Appliances and flues
does the allowance cover the complete inventory?
Record
is the Landlord Gas Safety Record included?
Boiler service
is maintenance included or separately quoted?
Tax
what is the total payable after VAT?
Visit conditions
could parking, travel or appointment timing affect the total?
Access and cancellation
what terms apply if the visit cannot proceed?
Follow-up
what would a separately arranged return visit cover?
These are questions to resolve, not a statement that every provider imposes additional charges.
If an appliance is unsafe, the completed check’s record still documents the findings and should not be withheld pending remedial work. Follow the warning notice and arrange the necessary remedial work with a Gas Safe registered engineer.
If you smell gas, leave and call the National Gas Emergency Service on 0800 111 999 from a safe place. For suspected carbon monoxide symptoms, get fresh air and call NHS 111, or 999 if symptoms are serious.
Prepare These Details Before Requesting a Price
Have the property address, appliance list, existing deadline and access arrangements ready when requesting a price.
Identify the premises
provide the postcode, property type and every landlord gas appliance, including shared equipment.
Choose the work
state whether you need the CP12 check alone or a CP12 check with a boiler service.
Explain timing and access
give the current due date, access contact and any known limitations, then request the total and conditions in writing.
A useful enquiry is: “Please quote for a landlord gas safety check at this address, covering these appliances and flues. I also need a boiler service. The current check is due on this date, and this person will arrange access.”
Describe access difficulties without opening appliance casings or exposing flues yourself. Keep access correspondence where arrangements prove difficult.
Landlord gas safety certificates
Request a Price for Your London Gas Safety Check
Request a price for your complete landlord appliance list and say whether you need a boiler service too. All Service 4 U uses Gas Safe registered engineers; our Gas Safe business registration is 648977.
Have your postcode, appliances, due date and access contact ready. Our phone line is open 24 hours a day, 7 days a week. Same-day gas safety check appointments are available; check availability when booking.
Request a CP12 Price: 020 3740 6785, or request a price for your London gas safety check.
020 3740 6785
Frequently Asked Questions
What Is the Average Cost of a Landlord Gas Safety Certificate?
This guide gives typical London price ranges, not a measured London or UK average. A useful average would need a defined appliance allowance and consistent inclusions. Start with the category above that matches your property, then request a quotation for the complete inventory. The boiler-only range cannot establish the price for a home with additional gas appliances.
How Should I Compare Cheap Gas Safety Certificate Quotes?
Compare complete appliance coverage and the total payable, then check registration and qualifications. Confirm three things: the appliances and record included; VAT and any additional-charge conditions; and the attending engineer’s Gas Safe ID card and relevant appliance categories. A low price alone proves neither competence nor poor work, so assess the scope alongside the figure.
How Often Do I Need a CP12, and Can I Book It Early?
Budget for an annual landlord gas safety check; qualifying early checks can preserve the existing deadline. Regulation 36A allows a check in the two months before that deadline to retain it when the conditions are met. This is a scheduling window, not a grace period after expiry. Give the provider your existing due date when arranging the appointment.
Is a Boiler Service the Same as a Gas Safety Certificate?
No. The landlord gas safety check records safety findings, while a boiler service carries out maintenance to the manufacturer’s schedule. They can be booked together as distinct activities. Confirm the appliances covered by the safety check and the documentation supplied for both jobs. Neither activity automatically substitutes for the other, and boiler maintenance does not cover every other gas appliance.
My Boiler Has Been Labelled Unsafe: What Does That Mean?
An unsafe label identifies a safety concern requiring action, while the completed check’s record documents the findings. Follow the engineer’s written instructions and warning notice, and do not reuse an appliance contrary to those instructions. The landlord must arrange necessary remedial work with a Gas Safe registered engineer. Establish the scope and price of any follow-up separately from the completed inspection.
What Happens if the Landlord Gas Safety Check Is Overdue?
There is no general grace period after the deadline, so arrange the overdue check promptly. Making a booking alone does not complete the duty or erase the missed deadline. If access is obstructed, keep records of the reasonable steps taken and obtain appropriate advice. Do not treat a particular number of unsuccessful attempts as an automatic exemption from the duty.
Still have a question or need urgent assistance? Call 020 3740 6785, tell us what has happened and we will tell you what happens next.