Gas safety certificates (CP12)

Every gas appliance in a UK rental property has to be inspected annually and certified by a Gas Safe registered engineer. That’s the CP12, the Landlord Gas Safety Record, a legal requirement under the Gas Safety (Installation and Use) Regulations 1998. We do them quickly, properly, and without surprises.

What we check

Every gas appliance in the property:

• The boiler: operating pressure, flue integrity, ventilation, gas tightness across the full system, combustion analyser readings (CO/CO2 ratio, flue gas temperature, oxygen content).
• The hob: operating pressure, ventilation around the hob, flame quality on every burner, ignition safety, FFD (flame failure device) function.
• The gas fire if there is one: flue-flow test (smoke pellet method), flame appearance, ventilation, stability of the appliance.
• Pipework integrity: from meter to appliance, including all isolation valves, regulators, and unions.
• The flue: vertical and horizontal sections, terminal, condensate trap, FGS (flue gas spillage) test.

What you get

A digital PDF certificate, emailed within 24 hours of the inspection. The certificate is valid for 12 months from the inspection date. We store copies for 7 years (longer than the legal requirement) so you can retrieve any past CP12 with one email.

If anything fails, you’ll get a written explanation of what needs fixing and a fixed quote for the work, with no obligation to use us for the repair. We’ll mark the appliance “AR” (At Risk) or “ID” (Immediately Dangerous) on the certificate as appropriate, and your tenant gets a written copy of the implications.

Pricing

For letting agents managing portfolios, we typically offer £65 per property for boiler-only CP12s on portfolios of 6+, with quarterly invoicing and a single point of contact for scheduling.

How we coordinate access

We text the tenant directly when you give us their number. We’re polite, we offer two time-windows, and we follow up if there’s no response within 48 hours. Tenants overwhelmingly prefer this to “the agent will be in touch sometime next week”, and we get inside the door first time about 95% of the time.

If you’d prefer to stay in the loop, just CC yourself in the booking email. If you’d rather we just sort it, we’ll just sort it.

Common mistakes other firms make

• Skipping the combustion analyser reading. A visual inspection isn’t a full gas safety check. We use a calibrated FlueGas/Kane analyser on every visit and the readings are logged on the certificate.
• Not testing the FFD on a hob. The flame failure device is the safety system that stops gas flowing if the flame goes out. Half the engineers I’ve seen never test it.
• Issuing the certificate the same hour the visit happens. A proper CP12 has a write-up step. Engineers who hand you a certificate before they leave the property often haven’t done the full check.

What “AR” and “ID” mean

• At Risk (AR): the appliance has a fault that could become dangerous. The tenant must be informed and given the option to stop using the appliance. Repair is required to recertify.
• Immediately Dangerous (ID): the appliance is unsafe right now. We isolate it on the spot (with the tenant’s agreement; we have the regulatory authority to do so unilaterally if necessary) and a repair is required before reuse.

Workmanship and warranty

12-month workmanship guarantee on any rectification work we carry out. CP12s are issued under our Gas Safe registration (registration number on every certificate); your tenant or any future buyer can verify it on the Gas Safe Register’s public lookup.