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Gas Safety Certificate

The landlord gas safety certificate, done on time and issued the same day

Every gas appliance and the pipework in a rented property inspected once a year, as the law requires, with the CP12 sent to you and your tenant the same day. Single flats, portfolios and blocks across London, arranged directly with the tenant so you do not have to be there.

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ExcellentMany five-star reviews
Gas Safety Certificate

What landlords and agents say about the annual check

Reviews

Excellent

Rated by London homeowners and landlords

  • Boiler repair, flat

    Boiler locked out on a Sunday evening and the flat was freezing by Monday. Explained the fault code over the phone, turned up when they said, had the part on the van. Heating back on the same visit.

    Sarah M.Reviewed on Google

  • New combi boiler

    Got a written quote with the boiler model, the flush and the filter all listed, nothing added later. Two days of work, tidy, and they talked me through the controls before leaving.

    Daniel O.Reviewed on Google

  • Landlord gas certificate

    Needed a CP12 quickly for a tenancy renewal. Booked for the next morning, the tenant said the engineer was polite and quick, and the certificate was in my inbox that afternoon.

    Priya K.Reviewed on Google

  • Blocked kitchen drain

    Kitchen sink had been slow for weeks and then stopped altogether. Cleared it, showed me the fat build-up on the camera, and gave honest advice on stopping it happening again.

    Tom R.Reviewed on Google

  • Radiators cold at the bottom

    Three radiators were cold at the bottom however much I bled them. Power flush took most of a day and the difference is obvious, the whole house heats up far faster now.

    Helen W.Reviewed on Google

  • Leak under the bathroom floor

    Water was coming through the kitchen ceiling and I feared the whole floor coming up. They traced it to one joint on the bath waste and only lifted two boards. Very relieved.

    Marcus L.Reviewed on Google

  • Bathroom refit

    Full bathroom, old one stripped out and a walk-in shower put in. Plumbing, tiling and electrics all handled by the same people, so nothing fell between the gaps. Really pleased.

    Aisha B.Reviewed on Google

  • Annual boiler service

    Straightforward service, no upselling. Checked everything, cleaned the condensate trap, adjusted the pressure and explained what the readings meant. Booked again for next year.

    George P.Reviewed on Google

What the work involves

If you let a property with gas in it, you must have every gas appliance and flue checked by a registered engineer every twelve months, give the tenant a copy of the record within 28 days, give new tenants a copy before they move in, and keep the records for two years. That is the Gas Safety (Installation and Use) Regulations, and the record everyone calls a CP12 or a gas safety certificate is the proof. Missing it is a criminal offence and, since 2015, can prevent a landlord serving a section 21 notice.

Dependable Heating carries out gas safety inspections for private landlords, letting agents and managing agents across London. The engineer contacts the tenant directly to arrange access, inspects everything the regulations require, reports any defect in plain terms with a photograph, and emails the certificate the same day. Where a fault needs fixing, a boiler repair can be quoted from the same visit.

A gas safety inspection is a legal check, not a service. Most landlords book a boiler service on the same visit, which keeps the boiler warranty valid and reduces the winter breakdown calls that a certificate alone does not prevent. Coverage runs across the London areas we cover. By law only an engineer on the Gas Safe Register can carry out and sign this inspection.

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01

Gas safety certificate overview

The CP12 is a record of an inspection, not a guarantee. It lists every gas appliance in the property, the checks made on each, the results, any defects found and what was done about them, and the engineer's registration number. It is valid for twelve months from the date of inspection, and a renewal can be done up to two months before the expiry date without losing any of the remaining time, which is how a sensible landlord keeps the anniversary in a convenient month.

02

What the inspection covers

For each appliance: the gas rate and burner pressure, the flue and its terminal, the ventilation, the flame picture and, where the appliance allows it, a flue gas analysis for combustion performance. The flame supervision device is tested, the case seals are checked on room-sealed boilers, and the appliance is confirmed as safe to use, at risk, or immediately dangerous, using the industry's standard classification. For the installation as a whole: a gas tightness test at the meter, the condition and support of visible pipework, and the emergency control valve.

What it does not cover: the appliances the landlord does not own. A tenant's own gas cooker is not the landlord's responsibility to certify, although the pipework and bayonet fitting that serve it are, and most engineers will check it if asked.

03

Legal requirements for landlords

In summary: an annual check by a registered engineer, a copy to existing tenants within 28 days, a copy to new tenants before they move in (and, for a section 21 notice to be valid, before the tenancy starts), records kept for two years, and any defect that makes an appliance unsafe dealt with before it is used again. Landlords of HMOs and agents managing on behalf of landlords carry the same duty. Where a tenant refuses access, the landlord has to show reasonable steps were taken, which is why access attempts and refusals are recorded and passed back to you in writing.

04

Registered engineers

Only an engineer on the Gas Safe Register may carry out this inspection, and the register is the only way to check. Every engineer carries an ID card with a photograph, a registration number and the appliance categories they are qualified for on the back. Tenants are encouraged to ask to see it, and the registration number is on the certificate for you to verify at the register's website.

05

Certificate validity and renewal

Twelve months from the inspection date. Book the renewal in the two-month window before expiry and the new certificate carries the original anniversary, so nothing is lost by being early. For a portfolio, the sensible approach is to bring all the anniversaries into the same month or two and inspect the properties in a run, which is quicker and cheaper than one a week all year. That can be set up from the first visit.

06

Gas safety certificate cost

The price depends on the number of appliances and whether a boiler service is added, and it is agreed in writing when the visit is booked. Multi-property bookings are priced per property with the travel between them taken into account. There is no charge for the certificate itself; the price is for the inspection, and the document is part of it. If a defect is found, the repair is quoted separately and you decide.

07

How booking and attendance works

Give the address, the tenant's contact details, the number and type of appliances and whether a service is wanted. The engineer arranges a time with the tenant, attends, inspects, and emails the certificate to you (and to the tenant, or to the agent, as you prefer) the same day. If the tenant is not in, a card is left, you are told, and a second attempt is made without argument. If an appliance is found unsafe, it is disconnected with the tenant's agreement and labelled, you are called immediately, and a repair or replacement is quoted.

08

Areas and property types covered

Single flats, HMOs, whole houses, blocks with a boiler in every flat, and buildings with communal heating where each flat still has a gas hob. Studios above shops, basement conversions, and the occasional property with a gas fire nobody has used in a decade that still has to be checked or capped. All across London and the surrounding towns.

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How a job runs

How the annual check runs

Designed so the landlord does not have to be there and the tenant is not inconvenienced twice.

  1. Reading the job through before the visit

    01

    Booking

    Address, tenant contact, appliance list, and whether a service is wanted too. Portfolios can be grouped by area and month.

  2. Checking the plans and paperwork

    02

    Access arranged

    The engineer contacts the tenant, agrees a time, and records every attempt so you have the evidence if access is refused.

  3. Engineer drilling a wall for a fixing

    03

    Inspection

    Every appliance and the pipework tested to the regulations. Defects photographed and classified. Anything unsafe is dealt with there and then.

  4. A finished boiler and cylinder installation

    04

    Certificate issued

    The CP12 emailed the same day to you and whoever else you name, with a plain-language note of anything that needs attention.

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Certificate due? Get the inspection booked this week

Send the address and the tenant's details. The engineer arranges access and the certificate is with you the day it is done.

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Where we work

Gas safety inspections across London

Landlord checks are booked across every part of the city and grouped by area, so a portfolio spread from Islington to Croydon can be inspected in a run rather than one visit at a time.

  • London
  • City of Westminster
  • Islington
  • Chelsea
  • Battersea
  • Holloway
  • Brixton
  • Peckham
  • Fulham
  • Archway
  • Shepherds Bush
  • Canary Wharf
  • Stamford Hill
  • Willesden
  • Cricklewood
  • Putney
  • Streatham
  • Stratford
  • Catford
  • Canning Town
  • Acton
  • Wimbledon
  • Tottenham
  • Finchley
  • Leytonstone
  • Walthamstow
  • Mitcham
  • Wembley
  • Beckenham
  • Brent
  • Morden
  • Edmonton
  • Eltham
  • Croydon
  • Barking
  • Ilford
  • Carshalton
  • Enfield Town
  • Chingford
  • Greenford
  • Harrow
  • South Croydon
  • Hounslow
  • Welling
  • Southall
  • Heston
  • Surbiton
  • Sutton
  • Becontree
  • Purley
  • Borehamwood
  • Ewell
  • Bexley
  • Hayes
  • Dagenham
  • Feltham
  • Banstead
  • Cheshunt
  • Esher
  • Romford
  • Dartford
  • Watford
  • Uxbridge
  • Staines
  • Leatherhead
  • Hatfield
  • Redhill
  • St Albans
  • Grays

Jobs that often go with this one

  • Boiler Service

    Boiler Service

    An annual boiler service that checks combustion, gas rate, flue, seals and safety devices, keeps the manufacturer warranty valid and catches faults early.

  • Boiler Repair

    Boiler Repair

    Fault codes, lockouts, low pressure, leaks, no heating or no hot water. Diagnosed properly, priced before the repair starts, and fixed with the right parts.

  • Plumber

    Plumber

    Taps, toilets, ball valves, stopcocks, pipework and the small jobs that turn into big ones if they are left. A local plumber for London homes and flats.

Resources

Guides worth reading before the visit

FAQ

Gas Safety Certificate: the questions people ask first

Is a gas safety certificate the same as a boiler service?

No. The certificate records a safety inspection required by law. A service is maintenance that keeps the boiler efficient and its warranty valid. They can be done on the same visit, and for most landlords that is the sensible way to do it.

How long does a gas safety inspection take?

Around thirty to forty-five minutes for a flat with a boiler and a hob. Longer with more appliances or if a service is being done at the same time.

Do I need a certificate if the property only has a gas hob?

Yes. Any gas appliance or gas pipework supplied by the landlord must be inspected annually. A property with a gas supply but no landlord-owned appliances still needs the pipework checked.

What happens if the engineer finds a problem?

The defect is classified. Minor issues are noted for repair. An appliance that is "at risk" or "immediately dangerous" is turned off and labelled with the tenant's consent, you are called straight away, and a repair or replacement is quoted. The certificate records all of it.

Can I renew early without losing time?

Yes. A renewal carried out in the two months before the expiry date keeps the original anniversary, so a certificate expiring on 30 November can be renewed in October and still run to the following 30 November.

Do homeowners need a gas safety certificate?

Not by law. Homeowners are not required to hold one, but the same checks are part of an annual boiler service, and a certificate is sometimes asked for when selling a property or by a mortgage lender.

Anything not covered here is answered on our contact page, and the longer reads on boilers, radiators and leaks live in our heating resources.

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Send the address and we will arrange the rest with the tenant

Property address, tenant contact, the appliances in the property and whether a service is wanted at the same time. The certificate follows the visit the same day.

  • A written price before any work starts
  • Boilers, gas, plumbing, drains and bathrooms under one roof
  • London and the towns around it

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