Things to know
Landlord gas safety certificates (CP12) are legally required annually for rented properties, and they're some of the steadiest recurring revenue in this trade. Quote and invoice them as a distinct, named product instead of folding them into general "gas work." A letting agent managing several properties will want to see it broken out clearly so they can budget for it across their portfolio.
Gas work covers more than boilers. Cookers, gas fires, and other appliances all fall under the same certification requirement, and each needs its own line if a job touches several. A customer having a cooker and a fire serviced in the same visit should see two priced items, not one vague "gas servicing" total that makes it hard to tell what was actually checked.
A suspected gas leak is a different category of job from scheduled servicing. It's genuinely urgent, sometimes requiring an immediate response regardless of time of day. State your emergency callout fee and response-time commitment separately from routine work, so it's clear and pre-agreed instead of negotiated over the phone during an actual emergency.
Your Gas Safe registration number belongs on the quote itself, not merely your van or invoice. It is the first thing a cautious customer or letting agent checks before booking any gas work. Showing it upfront on the document they're deciding over is a stronger trust signal than mentioning it only if asked.
Typical gas engineer line items and UK prices
Indicative ranges, excluding VAT. Rates vary by region (London and the South East run higher) and by job size.
| Item | Unit | Typical range |
|---|---|---|
| Landlord gas safety check (CP12), first appliance | per property | £60–£100 |
| Each additional appliance on CP12 | per appliance | £10–£25 |
| Boiler service | per boiler | £70–£120 |
| Gas hob or cooker connection | per appliance | £70–£130 |
| Gas tightness test only | per test | £50–£90 |
| Gas fire service | per appliance | £60–£100 |
| Run new gas supply pipe (short run) | per job | £150–£350 |
| Emergency / out-of-hours call-out | per visit | £100–£180 |
Common gas engineer jobs and how to price them
- Landlord CP12 checks
- Per-property price plus per-appliance add-ons; agents with portfolios expect a volume rate and one invoice per address.
- Annual boiler services
- Fixed price per boiler, with parts quoted separately if the service finds a fault.
- Cooker and hob connections
- Fixed price per appliance, including a tightness test.
- Fault diagnosis
- Call-out plus hourly, with parts and any repair quoted before you proceed.
Regulations and certificates to reference
- Gas Safety (Installation and Use) Regulations 1998 — anyone working on gas fittings for payment must be on the Gas Safe Register for that category of work. Put your registration number on every quote and invoice.
- Landlord Gas Safety Record (CP12) — landlords need every gas appliance, fitting and flue checked every 12 months. A copy goes to existing tenants within 28 days, and the landlord keeps records for two years.
- Building Regulations notification — a new boiler or other notifiable appliance installation is registered through Gas Safe, which issues the Building Regulations compliance certificate. Include the notification on the invoice.
- Gas Industry Unsafe Situations Procedure — if you find an "immediately dangerous" or "at risk" appliance, you label it and issue a warning notice. Price the visit regardless of outcome, and quote repairs separately.
Payment terms gas engineers commonly use
- Homeowners: payment on completion. Releasing the CP12 certificate on payment is common practice.
- Letting agents: monthly statement or 14–30 days, invoice per property address with tenant access notes.
- Repairs needing parts: deposit or payment for the part before ordering, especially for boiler-specific components.
Read more: Invoice payment terms explained · Payment methods to offer clients
VAT and CIS for gas engineers
VAT
Gas safety checks, services and repairs are standard-rated at 20% once you are VAT-registered (threshold currently £90,000).
Boiler-related heating controls fitted in a home can qualify for the 0% energy-saving materials rate until 31 March 2027 when installed — the boiler itself does not.
Construction Industry Scheme (CIS)
Servicing and safety checks (including landlord CP12 checks) are maintenance, which HMRC excludes from CIS — even when the customer is a housing association or a builder.
New gas installation work done as a subcontractor on a building project is a construction operation, so the contractor deducts CIS from your labour.
General guidance, not tax advice — check your position with HMRC or an accountant.
Read more: Do I need to charge VAT on my invoices? · What must an invoice include? (UK legal requirements)
What this template includes
- Landlord gas safety certificate (CP12) as its own line
- Appliance range covered — cookers, fires, boilers
- Emergency callout and gas-leak response noted
- Gas Safe registration number included
- PDF download or shareable tracked link
Full guide
How to Start a Gas Engineering Business as a Sole Trader
Frequently asked questions
Twelve months. A check can be done up to two months before the due date while keeping the original anniversary, which helps landlords avoid gaps.
Yes. The inspection is the service. Charge for the check, issue the warning notice, and quote the repair separately.
It is not strictly required on the invoice, but customers and agents check it. Putting your registration number and ID on every document saves them asking.
Yes. Quote a per-property rate and a per-appliance add-on, then invoice each address separately so the agent can file the CP12 against the right property.
CP12 is the landlord gas safety certificate, legally required annually for rented properties. It's steady, recurring work — pricing and invoicing it as a distinct product makes it easy for a letting agent to budget across a portfolio.
No — cookers, gas fires, and other appliances fall under the same certification. Each should be its own line if a visit covers more than one appliance.
It's genuinely urgent work, sometimes needed outside normal hours. A separate, pre-agreed emergency callout fee avoids negotiating a rate during an actual emergency.
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