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What is a gas safety certificate?
A gas safety certificate, officially called a Gas Safety Record or CP12, is a legal document confirming that all gas appliances in a property are safe to use. A Gas Safe registered engineer issues it after inspecting appliances, flues, and pipework.
Many people search for a "boiler service certificate," but the CP12 is the document that matters for legal compliance. A boiler service and a gas safety check are two different things, and knowing the difference helps you get what you actually need.
Gas Safe Register is the official UK body responsible for gas safety. Only engineers on the register are authorised to carry out a gas safety inspection and issue a CP12.
A valid CP12 confirms:
- Safe operation: each gas appliance has been inspected and is working safely
- Flue integrity: flues and ventilation are functioning correctly
- No danger: gas leaks and carbon monoxide risks were checked for and none were found
Who needs a gas safety certificate?
Whether you are legally required to hold a CP12 depends on whether you own or rent out the property.
Landlords are required by law under The Gas Safety (Installation and Use) Regulations 1998 to arrange an annual gas safety check on all gas appliances and flues in any property they let. Non-compliance is a criminal offence carrying an unlimited fine, imprisonment, or both.
Landlord obligations include:
- Providing a copy of the CP12 to existing tenants within 28 days of the check
- Giving new tenants a copy before they move in
- Keeping records for at least two years
Homeowners are not legally required to hold a CP12. That said, most boiler manufacturers require annual servicing to keep the warranty valid. Some home insurance policies also require proof of regular checks, so letting the certificate lapse can leave you without cover if something goes wrong.
Boiler service vs gas safety certificate: what is the difference?
A boiler service is a maintenance visit. The engineer checks internal components, cleans key parts, and tests gas pressure to confirm the boiler is running efficiently. It focuses on performance and longevity, not legal compliance.
A gas safety check covers all gas appliances in a property, not just the boiler. A boiler service does not automatically include a CP12 unless the engineer carries out a full gas safety inspection and issues the certificate on the same visit.
| Boiler service | Gas safety check (CP12) | |
|---|---|---|
| Purpose | Maintenance and efficiency | Legal safety inspection |
| Scope | Single boiler | All gas appliances, flues, and pipework |
| Legal requirement | No | Yes, for landlords annually |
| Document issued | Boiler service record | Gas Safety Record (CP12) |
| Warranty impact | Required by most manufacturers | Not typically linked to warranty |
What a boiler service includes
During a boiler service, the engineer works through a set of checks on the appliance itself. The goal is to catch wear or inefficiency before it becomes a breakdown.
A typical boiler service covers:
- Removing the casing to inspect internal components
- Cleaning the burner and heat exchanger
- Testing gas pressure and flow rate
- Running a flue gas analysis to check combustion efficiency
- Checking for leaks, corrosion, or wear
What a gas safety check includes
A gas safety check goes further. The engineer inspects all gas appliances in the property, tests pipework for gas tightness, and checks that flues and ventilation are working correctly.
Each appliance is checked and, where a fault is found, classified as At Risk (AR) or Immediately Dangerous (ID), the two classifications set out in HSE guidance, both meaning the appliance must not be used until it is repaired. If the engineer finds defects, they record them and issue a warning notice. You must fix any faults before the certificate can be finalised.
When each should be done
Both should be carried out annually. Many Gas Safe engineers can carry out a boiler service and a gas safety check in a single visit, which saves time and reduces disruption. There is no grace period after the CP12 expires, though landlords can have the check carried out up to two months early without losing the original annual deadline, per HSE, so schedule the next check with that window in mind.
How to get a gas safety certificate
Getting the right engineer is the first step. For Contract Managers coordinating this across a portfolio, that means verifying the engineer's Gas Safe credentials before every booking, not just once. You can search for a registered professional on the Gas Safe Register website and verify their credentials before booking. Always check the engineer's Gas Safe ID card when they arrive. A standard plumber is not authorised to issue a CP12.
Steps to get your gas safety certificate:
- Search Gas Safe Register and verify the engineer's credentials
- Book the gas safety inspection
- The engineer inspects all gas appliances, flues, and pipework
- If everything passes, the engineer issues the Gas Safety Record (CP12)
- Store the record securely and provide copies to tenants where required
What goes on a gas safety record
A valid CP12 must include specific information. If any detail is missing, it may not satisfy a Contract Manager's compliance obligations.
A complete record includes:
- Engineer details: name, Gas Safe registration number, and signature
- Property address: the location where the inspection took place
- Landlord details: name and address
- Appliance details: type, make, model, and location of each appliance checked
- Inspection results: whether each appliance passed, or was classified At Risk (AR) or Immediately Dangerous (ID)
- Defects and remedial action: any faults found and steps taken or required
Boiler installation certificate and boiler commissioning certificate
Beyond the annual CP12, two further documents come into play when a new boiler is installed. If you are installing a heat pump or biomass boiler rather than a gas system, it is also worth checking eligibility for the Boiler Upgrade Scheme, Ofgem's current guidance for property owners.
A boiler installation certificate, formally known as a Gas Safe building regulations compliance certificate, confirms that a new boiler was fitted correctly and in line with current building regulations. Gas Safe registered engineers must notify the relevant local authority within 30 days of the installation. The certificate belongs to the property, so keep it safe for when you sell or remortgage.
A boiler commissioning certificate is issued at the same time. It records gas pressures, flue readings, and safety checks completed during setup. Most manufacturers require it to keep the warranty valid, so if you are installing a new boiler, make sure you receive both documents from the engineer.
Managing gas safety records across a property portfolio
Individual landlords can manage a certificate or two without much system. Contract Managers overseeing dozens or hundreds of properties can't, missed or incomplete records mean failed audits, legal exposure, and gaps in insurance cover.
Joblogic keeps gas safety compliance organised across every property: recurring planned preventative maintenance scheduling so visits are never missed, Gas Safety Records completed and stored automatically against the right job and asset, audit-ready in seconds.
Managing gas safety compliance across multiple sites? Book a demo to see Joblogic in action.
Frequently asked questions
Is a gas safety certificate the same as a boiler service?
No. A CP12 is a legal document confirming all gas appliances are safe. A boiler service is a maintenance check focused on efficiency and condition. You need both to cover compliance and performance.
How long is a gas safety certificate valid for?
A CP12 is valid for 12 months from the date of issue. Landlords must renew before expiry, as there is no grace period.
What is a boiler installation certificate?
A boiler installation certificate confirms a new boiler was fitted correctly and meets building regulations. The engineer must register the installation with the local authority within 30 days of completion.
What is a boiler commissioning certificate?
A boiler commissioning certificate records the data captured when a new boiler is first set up, including gas pressures and flue readings. Most manufacturers require it to keep the warranty valid.
What is the difference between a gas safety record and a gas and electric safety certificate?
A gas safety record covers gas appliances only. A gas and electric safety certificate refers to a combined inspection covering both gas and electrical systems, often arranged by landlords as part of a wider property compliance check.
Can I download a boiler service certificate template?
A boiler service record does not have a fixed legal format in the way a CP12 does. Many Gas Safe engineers use their own templates. Digital eforms allow engineers to create, complete, and store service records from a mobile device on-site, removing the need for paper templates entirely.
What should I do if I lose my gas safety record?
Contact the engineer or company that carried out the original check to request a duplicate. If they cannot provide one, you will need to rebook a full gas safety inspection with a Gas Safe registered engineer.