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Book Your Landlord Gas Safety Check At a Time That Suits You.
Your CP12 certificate expires next week. Your tenant has no hot water.
You need a Gas Safe engineer who actually shows up. We issue same-day
landlord gas safety certificates across all 32 London boroughs. Fixed
prices from £85. Reminder system included so you never miss a deadline.
Your legal compliance is our top priority.
No surprises. Fixed price quote before we start.
We're proud to serve London landlords since 2015.
Landlord Boiler Services London
Your tenant has no hot water in January. The Gas Safety Certificate expires next week. You have three properties across London and no reliable engineer. That is the reality for most landlords — juggling compliance deadlines, tenant complaints, and finding trustworthy tradespeople who actually show up.
At boilerinstallerlondon.uk, we handle boiler servicing, CP12 gas safety certificates, and emergency repairs for landlords across all 32 London boroughs. Our Gas Safe engineers issue same-day certificates, service boilers to manufacturer standards, and fix breakdowns within 24-48 hours — keeping you compliant and your tenants warm.
What landlords are legally required to do
The Gas Safety (Installation and Use) Regulations 1998 make it a criminal offence to let a property without a valid gas safety certificate. You must:
- Arrange an annual gas safety check (CP12) by a Gas Safe registered engineer
- Provide a copy to tenants within 28 days of inspection
- Give a copy to new tenants before they move in
- Keep records for at least 2 years
The Landlord and Tenant Act 1985, Section 11, adds a non-negotiable duty to keep heating and hot water systems in repair. A broken boiler in winter is treated as an emergency — courts expect action within 24-48 hours.
Penalties for non-compliance are severe. Fines reach £6,000 per offence at Magistrates Court, unlimited fines at Crown Court, and up to 6 months imprisonment for the most serious breaches. Your insurance is void without a valid certificate. You cannot serve a Section 21 eviction notice.
Need a landlord boiler installation or replacement in London? Our expert engineers are available 24/7 to keep your rental property safe and compliant.
CP12 vs boiler service: what you actually need
| Factor | Gas Safety Certificate (CP12) | Boiler Service |
|---|---|---|
| Legal requirement | Yes — mandatory annually | No — but strongly advised |
| What it covers | Safety check: gas tightness, burner pressure, flue flow, safety devices | Maintenance: cleaning, efficiency, component wear, warranty validation |
| Pass/fail | Pass or fail — no middle ground | No pass/fail — performance and condition report |
| Time taken | 30-45 minutes | 45-60 minutes (combi), 60-90 minutes (system/regular) |
| Typical cost London | £79-£99 (1 appliance) | £89-£109 |
| Combined price | £149-£179 (both together) | — |
| What happens if you skip it | Criminal prosecution, fines, insurance void | Breakdown, voided warranty, higher bills, tenant complaints |
A CP12 is a pass/fail safety inspection. It does not include cleaning the heat exchanger, checking pump wear, or validating your warranty. Most boiler manufacturers — Worcester Bosch, Vaillant, Ideal, Baxi — require annual servicing to keep warranties valid. Skip the service and your £2,000 boiler loses its 10-year cover.
We recommend booking both together. One visit, one engineer, one invoice. Saves £20-£40 versus separate bookings.
Our landlord services and pricing
| Service | What’s included | Price |
|---|---|---|
| Standard Boiler Service | Full boiler service: heat exchanger clean, component check, efficiency test, safety devices, flue inspection, pressure check, Gas Safe documentation | £85 + parts if needed |
| CP12 Gas Safety Certificate | Annual gas safety check: boiler, gas meter, pipework, flue flow, burner pressure, ventilation, safety devices. Same-day certificate issued | £85 |
| Annual Landlord Plan | Boiler service + CP12 certificate combined, priority repairs, 24/7 helpline, automatic reminder system, dedicated account manager | £85/year |
The CP12 process: what happens
Step 1 — Book online or by phone We schedule at tenant-convenient times, including evenings and Saturdays. You get a confirmed appointment with engineer name and photo.
Step 2 — Engineer arrives Our Gas Safe engineer carries ID and calls 30 minutes before arrival. Inspection takes 30-45 minutes.
Step 3 — Safety check The engineer tests gas tightness, burner pressure, gas rate, flue flow, ventilation, and safety devices. They check for leaks, corrosion, and unsafe installation.
Step 4 — Documentation If the system passes, the CP12 certificate is emailed to you and your tenant the same day. If it fails, the engineer explains why, quotes remedial work, and can often fix it immediately.
Step 5 — Reminder system We log your expiry date and contact you 10 weeks before renewal. You can book up to 2 months early without losing your original expiry date.
Handling tenant access: the legal way
You must give 24 hours’ written notice before any engineer visit. You cannot enter without permission for routine checks.
If a tenant refuses access, document every attempt — date, time, method (email, text, letter). This paper trail protects you if the council questions your compliance. If the deadline approaches and access is still blocked, contact your local authority for mediation. They can pressure the tenant without you resorting to legal action.
For genuine emergencies — gas smell, carbon monoxide alarm, burst pipe — you have immediate right of entry to prevent injury or damage.
We provide template notice letters and access refusal logs. Our team has handled hundreds of difficult tenant situations across London.
HMO and multi-property landlords
HMO landlords face additional requirements: fire risk assessments, interlinked smoke alarms, fire doors, and often selective licensing schemes. Gas safety is mandatory regardless of HMO status.
| Property type | Additional requirements | How we help |
|---|---|---|
| Standard buy-to-let | CP12 annually | Reminder system, same-day certificates |
| HMO (3-4 tenants) | CP12 + fire risk assessment + EICR | Bundle with fire safety partner |
| Large HMO (5+ tenants) | CP12 + fire risk assessment + EICR + PAT + emergency lighting | Dedicated account manager, batch scheduling |
| Commercial let | Gas safety + commercial fire risk assessment | Commercial engineer team |
We work with certified fire safety and electrical partners to deliver bundled compliance packages. One point of contact, one invoice, full coverage.
FAQ
How much does a landlord gas safety certificate cost in London?
£85 For standard Boiler Service.
£85 For standard Boiler Service.
How long does a landlord have to fix a broken boiler?
24-48 hours in winter when heating or hot water is lost. The law uses “reasonable time” — courts interpret this strictly for heating failures. Provide temporary electric heaters if parts are delayed.
24-48 hours in winter when heating or hot water is lost. The law uses “reasonable time” — courts interpret this strictly for heating failures. Provide temporary electric heaters if parts are delayed.
Do landlords have to service boilers annually by law?
Not specifically — but the Landlord and Tenant Act 1985 requires keeping heating in repair. Annual servicing is the standard that meets this. Most manufacturers void warranties without it.
Not specifically — but the Landlord and Tenant Act 1985 requires keeping heating in repair. Annual servicing is the standard that meets this. Most manufacturers void warranties without it.
What happens if my tenant refuses access for the gas safety check?
Give 24 hours’ written notice. If refused, document every attempt. Contact the local council for mediation before the deadline. Never force entry for routine checks.
Give 24 hours’ written notice. If refused, document every attempt. Contact the local council for mediation before the deadline. Never force entry for routine checks.
Is a CP12 the same as a boiler service?
No. A CP12 is a safety pass/fail inspection. A service is maintenance that cleans, tunes, and extends boiler life. Book both together for £149.
No. A CP12 is a safety pass/fail inspection. A service is maintenance that cleans, tunes, and extends boiler life. Book both together for £149.
Can I use any engineer for my landlord gas safety certificate?
No — only Gas Safe registered engineers can legally issue CP12 certificates. Always verify registration on the Gas Safe Register website. Using an unregistered person is a criminal offence and voids your insurance.
No — only Gas Safe registered engineers can legally issue CP12 certificates. Always verify registration on the Gas Safe Register website. Using an unregistered person is a criminal offence and voids your insurance.
Stay compliant without the hassle
Boilerinstallerlondon.uk has issued over 2,000 CP12 certificates for London landlords since 2015. We manage compliance for single-property owners and portfolios of 50+ properties. Our reminder system, same-day certification, and dedicated account managers remove the admin burden.