Legal exposure
Landlords have a legal duty under gas safety regulations to have appliances checked annually and to provide the record to tenants. Failing to do so can result in enforcement action.
Gas Safety Certificates in Reigate, Epsom & Surrey For Landlords Who Need It Done Right
Every gas appliance in a rented property checked, tested and recorded by a Gas Safe registered engineer, with the certificate turned around promptly so you're never caught out by a renewal date.
No call-out fee, free quotes, and reminders offered ahead of your next renewal so a certificate never lapses.
What it costs
- No call-out fee, ever. You never pay simply for me turning up.
- £90 + VAT for the first hour, then £45 + VAT per additional 30 minutes on reactive work.
- Jobs likely to run past 3–4 hours get a fixed price upfront.
- Quotes are always free.
- Gas Safe registered 627292Only a Gas Safe registered engineer can legally issue a landlord gas safety record, and every check is carried out and recorded to that standard.
- Vaillant & Worcester Bosch approvedManufacturer approval on the most common boiler brands in rental properties across Surrey means checks are thorough, not rushed.
- No call-out fee, free quotesYou're never charged extra for booking a visit, and any remedial work identified is quoted for free before it's carried out.
- Prompt turnaroundCertificates are issued promptly after the check, so there's no chasing paperwork before you can hand it to a tenant or agent.
What a gas safety certificate check actually involves
A landlord gas safety record, still widely referred to by its old name, CP12, is a legal requirement for any rented property with gas appliances. Every gas appliance, flue and gas fitting owned by the landlord within the property has to be checked annually by a Gas Safe registered engineer, and a record issued to the tenant within 28 days of the check.
For each appliance I check that it's operating at the correct pressure, that gas is being burnt safely with correct combustion, that safety devices are functioning correctly, that ventilation is adequate, and that flues are correctly fitted and free from obstruction. This applies to boilers, gas fires, gas cookers and any other gas appliance the landlord has provided.
Where I find a fault, I'll explain it clearly and tell you honestly whether the appliance can continue to be used safely or needs to be capped off immediately for the tenant's safety, that's a legal duty I take seriously, not a judgement call I make lightly. Any remedial work is quoted for free before I carry it out, so there are no surprises on top of the certificate cost.
Who it is for
Landlords, letting agents and property managers with rented properties across Epsom, Reigate, Banstead, Cobham, Walton-on-Thames, Dorking, Worcester Park and South West London who have a legal duty to keep gas appliances checked annually.
When it is needed
Annually, before the previous certificate expires, and again before any new tenancy begins if the current certificate is close to renewal. I can flag your renewal date so it never lapses unnoticed.
Why a professional matters
Only a Gas Safe registered engineer can legally carry out this check and issue the certificate. An expired or missing certificate is a legal and safety failing that falls on the landlord, and can affect insurance and any future tenancy dispute.
What happens when a landlord gas safety check is missed
An expired or missing gas safety certificate isn't a paperwork technicality, it's a legal obligation with real safety and financial consequences attached if it lapses.
Tenant safety risk
An unchecked appliance can develop a combustion fault or leak that goes unnoticed without an annual check, putting tenants directly at risk from carbon monoxide or fire.
Insurance and dispute complications
Landlord insurance and deposit or tenancy disputes can be affected by a missing or expired gas safety record, particularly if an incident occurs while the certificate has lapsed.
Letting agent and mortgage lender requirements
Many letting agents and buy-to-let mortgage lenders require a valid, in-date certificate on file before they'll act for a property or continue lending against it.
Common mistakes I get called out to fix
- Letting a certificate lapse between tenancies because there's no tenant currently in the property to remind you.
- Using an engineer who isn't Gas Safe registered, which makes the certificate invalid regardless of what it says.
- Not providing the record to a new tenant within the legal timeframe, even if the check itself was done in time.
- Assuming a boiler service alone covers the legal requirement, when a full gas safety check covers every gas appliance in the property, not just the boiler.
- Ignoring a fault flagged at a previous check because the appliance still seemed to work, rather than having it repaired straight away.
- Leaving renewal dates unmanaged across a portfolio of properties, risking one slipping through unnoticed.
My gas safety certificate process
- Step 1
Booking
Call or email with the property address and appliance details, or your renewal date if you already have one, and I'll book a convenient slot with the tenant or agent directly if needed.
- Step 2
Full appliance check
Every gas appliance, flue and fitting owned by the landlord is checked, operating pressure, combustion, safety devices, ventilation and flue condition, appliance by appliance.
- Step 3
Findings explained
Any faults found are explained clearly, with an honest assessment of whether the appliance is safe to continue using or needs immediate attention, and a free quote for any remedial work.
- Step 4
Certificate issued
The record is completed and provided promptly, ready to be given to the tenant within the legal timeframe and kept on file for the landlord's own records.
- Step 5
Renewal tracking
I can note your renewal date and get in touch ahead of next year's check, so a certificate never runs out unnoticed.
What you get from booking with me
Legal compliance handled properly
A Gas Safe registered engineer carrying out and recording the check correctly, meeting the landlord's legal duty in full.
Genuine safety, not a tick-box
Every appliance actually tested for combustion, pressure and safe operation rather than a cursory visual check.
Fast turnaround
Certificates issued promptly, so there's no delay handing the record to a tenant, agent or new tenancy.
Honest, upfront remedial pricing
Any fault found is quoted for free before repair, so there are no surprise costs added to the certificate fee.
No call-out fee
Booking a check never carries an extra charge beyond the agreed certificate price.
One point of contact across a portfolio
Landlords and letting agents with several properties across Surrey and South West London can use one engineer for every certificate, rather than juggling different contractors per address.
Gas safety certificate detail: what's checked and who needs one
The legal requirement is straightforward in principle but easy to get wrong in practice, particularly across a portfolio with several properties and renewal dates. Here's how it works in detail.
What's checked on each appliance
Every landlord-owned gas appliance, boilers, gas fires, gas cookers and hobs, and any gas water heater, is checked individually. This includes operating pressure, safe combustion, correct operation of safety devices such as flame supervision, adequate ventilation for the appliance, and correct flue termination and condition.
Gas fittings and pipework the landlord is responsible for are also checked for soundness, since a leak at a joint is as much a safety issue as a fault within the appliance itself.
- Boilers, combi and system, gas or oil-fired where applicable
- Gas fires and wall heaters
- Gas cookers and hobs supplied by the landlord
- Gas water heaters
- Visible gas pipework and fittings
Who needs a certificate
Any landlord letting a property with gas appliances needs an annual check and record. This applies whether the appliances are the landlord's own or fixed installations already in the property, and applies to single rooms let within a shared house as much as to a whole property tenancy.
It does not typically extend to appliances a tenant has installed themselves, though the landlord remains responsible for fixed pipework and any appliances they've provided.
Timing and record-keeping
The check must be carried out annually, no more than 12 months apart, and the record must be given to existing tenants within 28 days of the check, or to new tenants before they move in. Records should be kept for at least two years, and I can provide copies on request if a landlord needs a historical record for a dispute or an agent handover.
For portfolios with multiple properties and different renewal dates, I can track dates and get in touch ahead of each one, so nothing runs out silently between tenancies.
What happens if a fault is found
If an appliance is found to be immediately dangerous, it's disconnected or capped off for the tenant's safety, and I'll explain exactly what needs fixing before it can be reconnected. Less urgent faults, a control needing adjustment, a part showing wear, are recorded with a recommendation and quoted for free, and it's your decision when to have that work carried out, provided the appliance remains safe to use in the meantime.
Gas Safety Certificates (CP12) — your questions answered
How much does a gas safety certificate (CP12) cost?
Get in touch with the number and type of gas appliances at the property and I'll give you a free, upfront price. There's no call-out fee, and any remedial work found during the check is quoted separately for free before it's carried out.
How long does a gas safety check take?
Typically 30 to 60 minutes depending on the number of gas appliances at the property. A single boiler in a flat is quicker than a house with a boiler, gas fire and gas cooker.
How quickly can you book me in?
Standard bookings are usually arranged within a few days, and I can often move faster if your current certificate has already expired or a tenancy is starting imminently. Call and I'll be upfront about the soonest slot available.
How long is a gas safety certificate valid for?
12 months from the date of the check. I can flag your renewal date and get in touch ahead of time so the next check is booked before the current certificate expires.
What happens if my current certificate has already expired?
It needs renewing as soon as possible, an expired certificate means you're not meeting your legal duty as a landlord. Call and I'll prioritise getting a check booked quickly.
What if you find a fault during the check?
I'll explain it clearly and tell you honestly whether the appliance remains safe to use or needs to be capped off immediately. Any repair needed is quoted for free before I carry it out, so you know the full cost before committing.
Do I need a certificate for every appliance or just the boiler?
Every gas appliance owned by the landlord within the property, boiler, gas fire, gas cooker, gas water heater, needs checking as part of the same visit, not just the boiler.
Can you check gas safety at several properties in my portfolio?
Yes, this is common for landlords and letting agents with multiple properties across Surrey and South West London. I can track renewal dates across a portfolio so nothing lapses unnoticed.
Do you deal directly with tenants for access?
Yes, if that's easier for you. I can liaise directly with a tenant or letting agent to arrange access, and confirm the appointment with you either way.
Which areas do you cover for landlord gas safety certificates?
Epsom, Reigate, Banstead, Cobham, Walton-on-Thames, Dorking, Worcester Park, the surrounding Surrey area and South West London. I'm based in Reigate, which keeps scheduling straightforward across that patch.
Related services
- Boiler RepairFault-found and fixed by a Gas Safe registered engineer, no call-out fee before the diagnosis.
- Boiler ServicingAnnual servicing that protects your warranty and catches small faults before they become cold showers.
- Central Heating InstallationFull system design and install, balanced properly so every room reaches temperature.
- General PlumbingThe everyday jobs done properly: pipework, waste, pressure problems and bathroom plumbing.
Where I cover this work
Gas Safety Certificates (CP12) is carried out across Epsom, Reigate, Banstead, Cobham, Walton-on-Thames, Dorking, Worcester Park, Surrey, South West London and the surrounding towns. See the full areas covered or request a free quote.
Book your landlord gas safety certificate
Stay legally compliant and keep tenants safe with an annual check carried out properly by a Gas Safe registered engineer. Get in touch for a free, upfront price, no call-out fee, and prompt turnaround on the certificate itself.