If you’re budgeting for your CP12 (Gas Safety Certificate), cost is usually the first thing you want to know. Pricing varies by the number of gas appliances in the property and the engineer you use, but there are consistent patterns across the London market worth knowing before you book.
These are indicative London price ranges for 2026, not fixed industry rates. Actual pricing varies by the number and type of appliances, property access, location, and the Gas Safe registered engineer carrying out the check.
Typical Gas Safety Certificate Prices in London (2026)
| Property Type | Typical Price Range |
|---|---|
| Single appliance (boiler only) | £55 – £90 |
| Standard property (boiler + hob, or boiler + fire) | £85 – £120 |
| Multi-appliance property or HMO | £120 – £200+ |
| Combined boiler service + CP12 | £110 – £150 |
Several London-focused pricing guides report costs at the higher end of the national range in London and the South East, generally reflecting engineer overheads such as travel time, parking, and congestion charges within the city.
These figures cover the inspection and certificate only. If an appliance fails the check, any repair or replacement work needed is quoted separately.
The price is based on the appliances and flues that fall within the landlord’s gas safety responsibilities, not simply whether the property has a boiler. If you’re unsure what counts, your engineer can confirm which appliances and flues need to be included in your check.
What’s Included in a Gas Safety Certificate?
A landlord gas safety check typically includes:
- Checking the safety and operation of each appliance and carrying out the checks required for the installation
- Checking relevant gas connections and pipework
- Checking flues and ventilation where applicable
- Checking for safety defects
- Recording any defects identified
- Issuing the Landlord Gas Safety Record (CP12)
The official record must include the appliances and flues checked, their location, engineer details, the date, landlord and property details, and any safety defects and remedial action identified.
Gas Safety Certificate vs Boiler Service
These are two different things, and it’s worth being clear on the distinction. A landlord gas safety check determines whether the relevant gas appliances and flues are safe to use at the time of the check. A boiler service is a separate maintenance procedure intended to assess and maintain the boiler itself, checking things like efficiency and wear that fall outside the scope of a safety check.
Don’t assume one automatically covers the other. An annual service doesn’t necessarily include everything required for a valid gas safety check, and a gas safety check doesn’t provide the maintenance a boiler needs to keep running efficiently. Many engineers offer a combined boiler service and gas safety check, which can be more convenient and may cost less than booking the two separately.
What Affects the Price
Number of appliances. This is the biggest factor. Each additional gas appliance, a hob on top of a boiler, or a gas fire on top of both, adds inspection time and typically adds to the cost.
Property type. HMOs and larger properties with multiple kitchens or communal gas appliances take longer to inspect and are usually quoted individually rather than at a flat rate.
Combining with a boiler service. As above, a combined booking can be more convenient and cost-effective than two separate visits.
Bundling with other landlord certificates. Booking your Gas Safety Certificate alongside your EICR or PAT testing in a single visit can reduce overall call-out costs compared with arranging each separately.
Why You Should Be Cautious of Very Cheap Quotes
A low price isn’t automatically a sign of poor workmanship, but a quote significantly below the typical range for your property is worth a closer look before booking. A genuine inspection takes real time, testing each appliance individually, checking connections and ventilation, and properly documenting the result. If a quote seems unusually low relative to the number of appliances involved, it’s worth confirming exactly what’s being checked and asking to see the engineer’s Gas Safe registration number before committing.
Cutting corners on a gas safety check carries real risk beyond compliance. It’s one of the few landlord certificates directly tied to carbon monoxide and fire safety, so it’s worth prioritising a properly registered, thorough engineer over the absolute cheapest quote available.
Does the Price Include Repairs?
No. The CP12 is a record of the gas safety check, not a guarantee that repairs are included in the inspection price. If the engineer identifies an unsafe appliance or installation, they will advise on the appropriate action. Where an appliance is considered unsafe to use, it should not be used until the defect has been rectified, and the engineer may isolate the appliance and record the appropriate safety classification. Any repair, replacement part, or additional work is normally charged separately unless it’s specifically included in your quotation.
Who Can Issue a Gas Safety Certificate?
A landlord gas safety check must be carried out by a Gas Safe registered engineer who is qualified for the relevant type of gas work and appliances being checked. It’s worth checking the engineer’s Gas Safe credentials directly rather than relying solely on a company’s website or advertising.
Getting an Accurate Quote
Because pricing depends on the number and type of appliances in your property, the most reliable way to get an accurate figure is a quote based on your actual setup rather than a generic online price. We provide tailored quotations based on your property and appliances, so you’re paying for the inspection you actually need.
Frequently Asked Questions
Generally similar for the same number of appliances, though homeowners aren’t legally required to have one and often book on a less frequent, one-off basis compared with a landlord’s annual requirement.
If the boiler is the only landlord-provided gas appliance covered by the check, a CP12 typically falls toward the lower end of the price range in London, though the exact cost depends on the engineer and property.
Usually, yes. HMOs often have more gas appliances and sometimes multiple kitchens, which adds inspection time and is typically quoted individually rather than as a flat rate.
Yes. Many landlords book both, along with PAT testing, in a single coordinated visit. See our Landlord Safety Certificate Services for combined bookings.
The Gas Safety Record should be issued once the check is completed, it shouldn’t be delayed until any remedial work is finished. We aim to issue your certificate digitally within 24-48 hours of the inspection, though timing can vary between providers.
Landlords must keep each gas safety record for at least two years. A copy must also be provided to existing tenants within 28 days of the check, and to new tenants before they move in.
No. They’re separate procedures. A safety check confirms the appliance is safe to use at the time of inspection; a service assesses and maintains the boiler’s condition and efficiency. See our section above on Gas Safety Certificate vs Boiler Service for the full distinction.
What You Can Expect to Pay
Expect to pay roughly £55-£90 for a single-appliance property, £85-£120 for a standard boiler-and-hob setup, and £120-£200+ for larger properties or HMOs in London. A quote significantly below these ranges is worth a quick check before booking rather than assuming it’s simply a good deal, since a genuinely thorough gas safety check takes real time to carry out properly.
Need a Gas Safety Certificate in London? Our Gas Safe registered engineers carry out landlord gas safety checks across London, with clear pricing based on the number of appliances at your property. Get your quote today, or explore our full Landlord Safety Certificate Services if you need your EICR or PAT testing done at the same time.
