A fixed, published price
£90 + VAT per CP12. No variable call-out charges and no per-appliance surprises added at the end.
Heating · Landlords across north Hampshire
Landlord Gas SafetyCertificates In Basingstoke —CP12 From £90 + VAT
Your legal annual gas safety inspection carried out by a Gas Safe registered engineer for £90 + VAT, booked around your tenants and issued as a certificate on completion — with any remedial work priced openly rather than assumed.
Gas Safe registered 593588 · £90 + VAT fixed · 15 years qualified · £2 million public liability
At a glance
CP12 inspections and certificates for landlords, £90 + VAT, booked around your tenants.
- Free survey and a written price, fixed once given
- 8am–5pm, Monday to Friday
- Out-of-hours emergency call-outs available
- One-year workmanship guarantee on every job
15 years qualified
Apprenticeship completed 2011
Gas Safe 593588
Registered engineer
F-Gas certified
Refcom REF1025590
£2 million cover
Public liability insured
Fixed quotes
Free, and fixed once given
Overview
What a CP12 is and who needs one
A landlord gas safety certificate — commonly called a CP12 — is the record of the annual gas safety check that landlords in England and Wales are legally required to have carried out on every gas appliance and flue in a rented property. It must be done by a Gas Safe registered engineer, it must be repeated every 12 months, and a copy has to be provided to tenants.
The inspection is a safety check, not a service. The engineer establishes that appliances are burning correctly, that flues are removing products of combustion, that ventilation is adequate and that the gas installation and pipework are sound. Where an appliance is unsafe, it is classified accordingly and, where necessary, made safe.
SFB Heating and Cooling carries these out at £90 + VAT, Gas Safe registered under 593588. Because Beth handles the bookings, appointments are arranged directly around tenant availability rather than left for you to coordinate between three parties.
Who it is for
- Private landlords with one property or a small portfolio
- Letting agents arranging compliance on behalf of owners
- Landlords whose current certificate is approaching its 12-month expiry
- Anyone letting a property for the first time and needing a certificate before tenants move in
- Owners of HMOs and rooms in shared houses with gas appliances
When it is needed
- Annually — every 12 months, without exception, for as long as the property is let
- Before a new tenancy begins, so the certificate can be provided at the start
- After a new gas appliance is installed in a let property
- When taking on a property with no current or traceable certificate
- Whenever a tenant reports a concern with a gas appliance
The cost of leaving it
What is at stake if the certificate lapses
The legal position is not a grey area. Gas safety checks in rented property are a statutory duty, and failure to hold a current certificate exposes a landlord to enforcement action and to serious consequences in the event of an incident. It is also a matter insurers look at closely after a claim.
The safety position is the reason the law exists. A faulty appliance or a compromised flue can produce carbon monoxide, which has no smell and gives no warning. Tenants have no way of knowing whether the boiler in their kitchen is burning cleanly — the annual inspection is the mechanism that establishes it.
Practically, the most common trap is drift. A certificate expires while the property is occupied and quiet, nobody is chasing, and the lapse is only noticed months later — frequently at the point a tenancy is being renewed or a property is being sold, when it becomes urgent and inconvenient at once.
Then there is the false economy of treating the CP12 as the whole of maintenance. It is a safety inspection, not a service. An appliance can pass an inspection while running inefficiently and heading towards a breakdown — which is why most landlords sensibly book both together on one visit.
Common mistakes
- Letting the 12-month date slip because the property is occupied and quiet
- Assuming a CP12 is the same as a boiler service, when they check different things
- Not passing the certificate to tenants, which is part of the legal duty
- Leaving remedial work undone after a check flags a defect
- Trying to coordinate access without involving the tenant early, which causes repeat visits
Our process
How the inspection is carried out
A defined statutory check, completed and documented in one visit.
01
Booking arranged around the tenant
Beth handles bookings and arranges access directly with the tenant where you would like, so the appointment happens once rather than being rescheduled twice.
02
Appliance and installation inspection
Every gas appliance and its flue is inspected: appliance condition and stability, gas tightness of the installation, and the pipework serving it.
03
Combustion, flue and ventilation testing
Combustion performance is checked, the flue is tested to confirm products of combustion are being removed correctly, and ventilation provision is verified against the appliance's requirements.
04
Safety device checks and classification
Safety devices are tested for correct operation. Any defect is classified in line with Gas Safe procedures, and anything unsafe is dealt with appropriately, with the tenant and landlord both informed.
05
Certificate issued and remedials quoted
The CP12 is issued for the property at £90 + VAT. If remedial work is needed, you get a clear explanation and an open price — repairs at £90 + VAT per hour, or a free fixed written quote for larger work such as a replacement boiler from £1,900 + VAT.
Benefits
What you get out of it
Compliance handled, with as little of your time consumed as possible.
Legal duty discharged and documented
A current certificate for the property, issued on completion, so the annual obligation is met and evidenced.
Access arranged for you
Beth handles bookings and coordinates directly with tenants, which is usually the part of the process landlords least want to manage.
Tenants genuinely safer
Combustion, flue integrity and ventilation checked and proved, which is the real point of the exercise rather than the paperwork around it.
Remedials priced openly
Anything found is explained with a clear cost — £90 + VAT per hour for repairs, or a free fixed quote for larger work. Nothing is started without your agreement.
Servicing on the same visit
A CP12 checks safety; a service maintains the appliance and keeps its warranty valid. Booking both together means one appointment and one disruption to the tenant.
In detail
CP12 detail: what is checked, what the classifications mean, and portfolio practicalities
The parts of the process landlords ask about most often.
What is inspected
The check covers every gas appliance in the property that the landlord is responsible for, together with the flues serving them and the gas installation pipework. Tenants' own appliances are not the landlord's responsibility, but the installation and the connection points still are.
The engineer is establishing four things: that the appliance is safe and correctly installed, that combustion is satisfactory, that products of combustion are being removed properly, and that there is adequate ventilation for the appliance to burn safely.
- Boilers, gas fires, gas hobs and cookers, and any other landlord-supplied gas appliance
- Flues and terminals serving each appliance
- Gas tightness of the installation and the condition of the pipework
- Ventilation provision against the appliance's requirements
- Operation of appliance safety devices
Defect classifications
Defects are classified according to Gas Safe procedures. Immediately Dangerous means the appliance presents an immediate danger and must not be used; At Risk means one or more defects could constitute a danger. Not to Current Standards indicates an installation that does not meet current standards but is not unsafe.
Where an appliance has to be disconnected or turned off, the tenant is informed and the situation is documented. The certificate reflects the true condition of the installation — it is a record, not a formality, and treating it as a formality is how landlords end up exposed.
CP12 versus a boiler service
These are frequently confused. A gas safety check is a legally required inspection focused on safety at a point in time. A service is maintenance carried out on the appliance — cleaning the burner and heat exchanger, checking seals, verifying combustion against manufacturer data and keeping the warranty valid.
An appliance can pass a safety check while being overdue for maintenance and heading for a breakdown. For landlords the sensible approach is both together: the compliance obligation met and the appliance maintained, in a single visit that the tenant only has to accommodate once.
Timing, renewals and the 12-month rule
The check must be carried out every 12 months. There are provisions that allow a check to be done in the two months before the expiry date while retaining the original anniversary, which is what stops the renewal date creeping earlier each year.
For landlords with several properties, aligning renewals to a predictable point in the year makes the whole thing manageable, and booking them alongside servicing turns compliance from a recurring scramble into a scheduled task.
Access, tenants and repeat visits
The commonest cause of a lapsed certificate is access. Tenants work, appointments get missed, and a single failed visit can push a renewal weeks past its date.
Because Beth handles bookings directly, appointments can be arranged with the tenant rather than relayed through the landlord, which cuts out the round of messages that causes most reschedules.
Remedial work and appliance replacement
Where a check finds a defect, the repair is charged at £90 + VAT per hour plus parts, with the fault and its cost explained before work starts. Nothing is carried out on the assumption that a landlord will simply agree to it.
Where an appliance is beyond economic repair or unsafe to leave in service, boiler installations start from £1,900 + VAT with a free fixed quote and up to 10 years' manufacturer warranty — which for a rented property is usually the more sensible position than repeated repairs on an ageing unit.
Landlord gas safety certificates (CP12) across Basingstoke and north Hampshire
Questions
Landlord gas safety certificates (CP12)
answered straight
Anything not covered here, call 07825 758511 and ask. 8am–5pm, Monday to Friday, with out-of-hours emergency call-outs available.
How much is a landlord gas safety certificate?
£90 + VAT for the CP12 inspection and certificate. Any remedial work identified is priced separately and openly — £90 + VAT per hour for repairs, or a free fixed written quote for larger work.
How often do I need a CP12?
Every 12 months, for as long as the property is let. A check can be carried out in the two months before expiry while keeping the original anniversary date, so renewals do not creep earlier each year.
What does the gas safety check cover?
Every landlord-supplied gas appliance and its flue, the gas installation pipework, gas tightness, combustion performance, ventilation provision and the operation of appliance safety devices.
Is a CP12 the same as a boiler service?
No. A CP12 is a legally required safety inspection; a service is maintenance on the appliance that also keeps the manufacturer warranty valid. Most landlords book both on the same visit to save a second appointment.
How long does the inspection take?
Typically under an hour for a property with a boiler and one or two other gas appliances, assuming access is available and no defects need investigating.
What happens if an appliance fails the check?
The defect is classified according to Gas Safe procedures, the tenant and landlord are informed, and anything unsafe is made safe. You then get a clear explanation of the remedial work needed and what it costs before anything is carried out.
Can you arrange access with my tenant directly?
Yes. Beth handles bookings and can coordinate the appointment with the tenant, which is usually the fastest way to get it done in one visit rather than three attempts.
Do I need a certificate for a property let to family?
The duty applies to residential premises let under a tenancy. If you are letting the property, the annual gas safety check requirement applies regardless of who the tenants are.
Do you cover portfolios and letting agents?
Yes. Multiple properties can be scheduled together and aligned to a predictable renewal point in the year, with servicing booked alongside where you want the appliances maintained as well.
Which areas do you cover for CP12 inspections?
Basingstoke and north Hampshire, including Hook, Hartley Wintney, Tadley, Andover, Kingsclere, Overton, Micheldever and Aldermaston.
Next step
Book your CP12 for £90 + VAT
Gas Safe registered 593588, certificate issued on completion, access arranged with your tenant. Add a boiler service to the same visit and the property is compliant and maintained in one appointment.
- Gas Safe registered 593588 · F-Gas Refcom REF1025590
- £2 million public liability insurance
- One-year workmanship guarantee, up to 10 years on new boilers
- 3 Mansfield Road, Basingstoke, RG22 6DU