How Much Does a Landlord Gas Safety Certificate Cost in London?

A landlord gas safety certificate (CP12) typically costs between £60 and £90 for a property with one gas appliance, based on national industry averages, with around £80 as a middle figure. For two or more appliances you should expect £110 or more, and in London and the South East £85 to £120 is typical for a standard property. Those are market ranges, not a fixed tariff. The price you are actually quoted depends on the property, the appliances in it and when the visit happens.

What You Are Paying For

You are paying for a Gas Safe registered engineer to check every gas appliance, fitting and flue your tenancy covers, and to record the result. The certificate is the written record of that inspection, so the price is really the price of the engineer's time and the checks they carry out.

On a standard visit that means checking each appliance for safe operation, testing that flues are removing combustion products properly, confirming there is adequate ventilation, checking gas pressure or heat input where relevant, and testing the safety devices that shut an appliance down if something goes wrong. The engineer then records each appliance individually. If a quote is noticeably below the typical range, it is worth asking which of those checks are included.

Number of Gas Appliances

The number of gas appliances is the single biggest factor in the price. A flat with a combi boiler and nothing else is the simplest job; a house with a boiler, a gas hob and a gas fire takes longer because each appliance is inspected and recorded separately. A hob on its own still needs a certificate: see gas safety certificates when the only appliance is a gas hob.

This is why most price guides split the figure into one appliance and two or more. When you ask for a quote, list every gas appliance in the property, including ones the tenant rarely uses. An appliance that turns up on the day and was not mentioned will add time, and it cannot simply be left off the certificate if it belongs to you and is connected.

Why London Prices Sit Higher

London quotes usually land towards the top of the national range, and £85 to £120 is common for a standard London property. The reasons are practical: travel and parking in the capital take time, access in flats and conversions is often harder, and engineers' running costs are higher.

Access is worth thinking about before you book. A boiler in a kitchen cupboard is quick to reach. One in a loft, a locked meter cupboard in a shared hallway or a flue that can only be seen from a neighbour's side of the building takes longer. Telling the company about these things upfront gets you a quote that matches the final invoice.

Combining the Certificate With a Boiler Service

Booking the gas safety check and the annual boiler service on the same visit usually costs less than two separate appointments. The engineer's travel and set-up time is shared, and your tenant only has to give access once.

They are still two different jobs. The certificate is a safety inspection of every gas appliance; the service is maintenance on the boiler itself, where the casing comes off and the internals are inspected and cleaned. For reference, a standalone annual combi boiler service typically costs £80 to £120 across the UK. Our landlord gas safety certificate service can be booked alongside the annual boiler service, and the pricing page sets out how the typical ranges compare.

Timing and Out-of-Hours Visits

A visit in normal working hours is the cheapest option; evening and night slots cost more. For a routine renewal there is rarely a good reason to pay the higher rate.

The easiest way to avoid it is to book early. The next check can be carried out up to two months before the current certificate expires without losing the original renewal date, so you have a comfortable window to find a slot that suits both you and the tenant. Leaving it to the final week is how landlords end up paying for an evening visit, or letting the certificate lapse.

What Can Add to the Bill

The certificate price covers the inspection, not any repair that the inspection turns up. If an appliance is found to be unsafe, the engineer records it and may have to turn it off or disconnect it until it is fixed.

A repair is a separate job with its own cost, and a reputable engineer will explain what is wrong and ask before doing anything extra. Common reasons for a failed check include flue problems, poor ventilation and worn seals, covered in our guide to why a boiler fails its gas safety check. A boiler that is serviced every year is less likely to throw up a surprise on certificate day.

Cheap Certificates and What to Check

A low price is fine if the full inspection is done; it is a problem when the low price comes from skipping checks. The certificate is your evidence that you met your legal duty, so it has to be accurate.

• Ask to see the engineer's Gas Safe ID card and check that it covers the types of appliance in your property.
• Make sure every gas appliance you own in the property is listed on the record, each with its own result.
• Check the record includes the property address, the engineer's details, the date of the check and any defects found.
• Be wary of a price quoted before the company knows how many appliances there are.

Once you have the certificate, a copy has to go to existing tenants within 28 days and to new tenants before they move in. To get a quote, send us the number of gas appliances and the property postcode.