Gas safety check or boiler service? Why landlords may need both
Understand the difference between the annual landlord record and ongoing maintenance before booking an engineer.
Two jobs that are often booked together
The landlord gas safety check is the annual check of relevant gas appliances and flues, carried out by a Gas Safe registered engineer qualified for the work. Its outcome is recorded on the landlord gas safety record, often called a CP12. Maintenance is the continuing work needed to keep appliances, flues and installation pipework safe. A boiler service is one form of maintenance, normally carried out to the manufacturer's instructions. A safety record is not a substitute for servicing, and a service invoice is not automatically the landlord gas safety record. The HSE guidance on appliance and flue maintenance explains the distinction.
Count the appliances before you request a price
List each landlord-provided gas appliance, such as a boiler, hob or fire, and identify its flue where applicable. Include equipment outside the dwelling that serves it, such as a communal boiler, when discussing the scope. Tell the engineer if an appliance was left by a previous tenant or ownership is unclear. Tenant-owned appliances are treated differently, but the landlord may still have responsibility for connected installation pipework. HSE sets out which appliances and flues need checks. Our gas safety certificate service gives a set price for up to two appliances and asks for a tailored quote when there are more. An accurate list avoids a visit being priced for the wrong equipment.
Ask what is included in the appointment
When booking, say whether you need the statutory check, a boiler service, both, or investigation of a known fault. Ask the engineer to confirm the scope, qualifications for each appliance type and whether any additional maintenance is separately priced. HSE recommends that installation pipework is examined and tested for soundness as part of a sensible maintenance programme; it is not itself covered by the annual appliance safety check. A reported leak, damaged flue or unreliable boiler should be raised before the visit, not left as a note for a routine certificate appointment.
Plan access with the tenant
The engineer will need access to the appliances, their flues and relevant controls. Agree a suitable appointment with the occupier and keep a record of access arrangements. A landlord cannot force entry simply because a gas safety check is due; HSE advises taking and documenting reasonable steps where access is refused. If the engineer identifies unsafe equipment, follow the safety instructions and arrange the necessary repair before it is used again. The record documents a finding; it does not make a fault safe. For the annual timetable and the deadline for sharing the record with tenants, see our landlord gas safety dates guide.
Make one clear request
Send the property address, previous check date, appliance list, tenant contact arrangement and any known fault in a single enquiry. State explicitly if you want servicing as well as the safety record. That lets the right engineer scope the work and helps the landlord keep both the compliance document and maintenance history organised.