If you're a landlord searching for "how much does a gas safety certificate cost," you want a straight answer before you read anything else. Here it is: a CP12 gas safety certificate in London starts from £64.99, and the exact price depends mostly on how many gas appliances are in the property.
This guide covers the cost breakdown, what changes the price, what happens during the inspection, and what it costs you if you don't have one. For a deeper dive into what's actually being tested, see our complete gas safety certificate guide.
What is a gas safety certificate?
A gas safety certificate — properly called a CP12, or Gas Safety Record — is a signed document confirming that a Gas Safe registered engineer has inspected every gas appliance, flue and pipe run in a rental property and found them safe to use. It lists each appliance checked and its result.
It's not optional paperwork. Under the Gas Safety (Installation and Use) Regulations 1998, every private landlord in England and Wales with a gas supply must have this inspection carried out every 12 months, without exception, for as long as the property is let.
How much does it actually cost in London?
Our current fixed pricing:
| Tier | Price |
|---|---|
| Up to 2 gas appliances (excl. boiler) | £64.99 |
| 3 gas appliances (excl. boiler) | £74.99 |
| Boiler check + service, plus other appliances | £84.99 |
Most one- and two-bedroom flats with a boiler, hob and nothing else fall into the first or third tier. Larger houses with a boiler, gas hob, gas oven and a gas fire will usually need the 3-appliance tier or above.
These prices apply the same way across every London borough — there's no "central London surcharge" built into the certificate itself. The only location-based extras are a £5 charge if the property has no free on-site parking, and an £18 charge if it falls inside the Congestion Charge Zone.
What actually moves the price
Three things determine what you pay:
Number of appliances. This is the main driver. A boiler alone is cheaper to inspect than a boiler plus a gas fire plus a hob, simply because each appliance needs its own set of checks — flame pattern, flue integrity, pressure, ventilation.
Access and parking. If an engineer has to pay for parking or can't park near the property, that cost is passed on as the flat £5 parking charge rather than buried in the headline price.
Urgency. Fixed-price providers like us don't charge more for booking quickly — we offer next-day appointments as standard. Where you'll see price spikes is with engineers who charge an "emergency call-out" premium for same-day work, which is one reason we'd always recommend booking your renewal before the current certificate actually expires.
What happens during the inspection
A Gas Safe registered engineer visits the property and checks every gas appliance in turn — the boiler, hob, oven, and any gas fires — along with the pipework and the meter. For each one, they test for gas tightness, check ventilation is adequate, confirm the flue is sound, and verify the appliance is burning correctly. The whole visit typically takes 30–60 minutes for a standard flat.
You don't need to be present. A tenant, keyholder or letting agent can provide access, and we confirm the engineer's arrival window by text beforehand. The signed certificate is emailed to you within 24 hours of the visit.
What happens if you don't have one
This is where the real cost of skipping a gas safety certificate shows up. Letting a property without a valid, in-date CP12 is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998 — not a civil matter you can quietly fix later. The Health and Safety Executive and local councils both have the power to prosecute, and penalties include an unlimited fine and up to two years' imprisonment.
Beyond the legal exposure, a lapsed certificate also blocks you from serving a valid Section 21 notice, meaning you can't legally end a tenancy through the standard route until it's renewed. And if something does go wrong with a gas appliance at a property with no current inspection, you're personally exposed — insurers routinely decline claims where a landlord had no valid gas safety certificate in place.
Book your gas safety certificate today
At My Landlord Certificate, we charge one of the most competitive fixed prices in London — from £64.99, with no hidden call-out fees, no letting-agent markup, and a Gas Safe registered engineer who can usually get to your property the next day. The certificate lands in your inbox within 24 hours of the inspection.
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Book your Gas Safety Certificate from £64.99 →Frequently asked questions
- How much does a gas safety certificate cost in London?
- From £64.99 for up to 2 gas appliances (excluding the boiler), £74.99 for 3 appliances, and £84.99 for a full boiler check and service alongside your other appliances. These are fixed prices with no hidden charges.
- Is the price different depending on which London borough I'm in?
- No. We charge the same fixed price across all 33 London boroughs. The only extra charges are £5 if there's no free on-site parking, and £18 for properties inside the Congestion Charge Zone.
- Can I get a gas safety certificate the same day?
- We offer next-day appointments across London, not same-day. Book online and an engineer will confirm a slot, usually within 24 hours of your booking, with the certificate emailed to you within 24 hours of the inspection itself.
- What's the cheapest way to get a gas safety certificate?
- Book directly with a Gas Safe registered engineer at a fixed price rather than going through a letting agent, who typically add a markup on top of the engineer's fee. Booking online also avoids call-out charges some local engineers add for landlord bookings.
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Fixed prices. Next-day appointments. Certificate emailed within 24 hours. All 33 London boroughs covered.
About the author
My Landlord Certificate
This guide was written and fact-checked by the My Landlord Certificate compliance team and reviewed against current UK legislation by our NICEIC-approved, NAPIT-registered, Gas Safe registered, accredited DEA and NEBOSH-qualified engineers. We help landlords across all 33 London boroughs stay compliant with fixed-price EICR, Gas Safety (CP12), EPC, Fire Risk Assessment and PAT testing.