Every landlord knows the CP12 routine. The reminder surfaces at a bad moment, the tenant takes three messages to pin down, the engineer you used last year has stopped answering, and the expiry date creeps closer while you juggle it all. None of that changes the law: letting a property without a valid gas safety record is a criminal matter, it can void your landlord insurance, and it is the kind of corner that gets tenants hurt.
What the law actually requires
Under the Gas Safety (Installation and Use) Regulations 1998, every landlord must have the gas appliances, flues and pipework they provide checked every 12 months by a Gas Safe registered engineer. The record of that check is the CP12. Existing tenants must receive a copy within 28 days, new tenants before they move in, and records must be kept for at least two years.
Wales adds its own layer. Under the Renting Homes (Wales) Act 2016 every Welsh rented home must be fit for human habitation, and the supporting regulations require working smoke alarms and, where there are gas appliances, carbon monoxide alarms. A missing CO alarm in a room with a gas boiler is not a detail in Wales, it cuts against your legal position as a landlord. Lloyd checks for both while he is in the property and tells you plainly if something needs putting right.
What it costs
The honest answer: it depends on the property, mainly on how many gas appliances need checking, which is why this page does not invent a one-size number. A flat with a single combi is a quicker check than a house with a boiler, a hob and a gas fire. You say what the property has, you get a fixed price confirmed before booking, and that agreed figure is what you pay. No doorstep arithmetic.
The pairing most Bridgend landlords settle into is the CP12 and the annual boiler service done in one visit. The service is £84, it keeps the boiler’s manufacturer warranty valid, and the tenant only has to be home once. One appointment, both pieces of paper, done for the year.
Built for landlords, not just homeowners
LMB works with single-property landlords and small portfolios across Bridgend, Pencoed, Porthcawl and the wider county. One conversation can set dates for every property, Lloyd deals with tenants directly for access where you want him to, and the records land in your file the same day. He is Gas Safe registered, owner-led and carries 207 public Google reviews at 5.0, which covers the rental work as much as anything else. The renewal can also be done in the two months before the current record expires while keeping the original expiry date, so booking early costs you nothing.
What actually gets checked on a CP12
A CP12 is not a glance and a signature. Each gas appliance the landlord provides is tested as a working unit: combustion performance measured with a flue gas analyser, gas tightness of the installation checked, the flue and ventilation confirmed to be clearing properly, and the safety devices and condition of each appliance inspected. The flues and accessible pipework are covered too.
Appliances the tenant owns are not the landlord’s responsibility, though the pipework feeding them is. If anything fails, Lloyd explains what and why in plain language and prices any remedial work before touching it, so there are no surprises on the record or on the invoice.
The renewal trap, and how to avoid it
Most landlord gas problems are not refusals to comply, they are dates that slipped. A certificate lapses while a tenant was hard to reach, or last year’s engineer stopped answering, and suddenly a property is let without a valid record. Two things fix that. First, the renewal can be done in the two months before the current certificate expires while keeping the original expiry date, so there is no penalty for booking early and every reason to.
Second, Lloyd keeps track of when each property is due and gives a nudge before it lapses, so the date stops being something you have to remember. The certificate becomes a quiet annual routine rather than a yearly scramble.
