CP12 Gas Safety
Certificates in Torbay
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Legally compliant CP12
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Annual reminder service
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For landlords, host families & foster carers
Who needs a CP12?
CP12s aren't just for landlords with rental properties. Anyone who takes payment to host someone in their home needs an annual gas safety check. Three groups make up most of the certificates we issue across Torbay.
Landlords
The classic case. If you let a property to tenants, you're legally required under the Gas Safety (Installation and Use) Regulations 1998 to have all gas appliances and flues checked annually by a Gas Safe registered engineer. Tenants must receive a copy of the certificate within 28 days, and new tenants must receive one before they move in. This applies to private landlords, letting agents, and companies.
Host families with language students
Torbay hosts thousands of international language students every year. If you take a fee to host a student, you're classed as a landlord under the same regulations and need an annual CP12. Most language schools also require a current certificate before placing a student with you, as part of their safeguarding and accreditation rules.
Foster carers
Foster carers across Devon need a current CP12 as part of the home approval and annual review process. Local authorities and fostering agencies require it before placing a child, and they'll ask to see a renewed certificate at each annual review. We work with several foster families across Torbay and understand what the agency needs to see.
CP12 pricing
Fixed prices for landlords, host families and foster carers across Torbay. Combined CP12 and boiler service available at a discount.
Payment by card, bank transfer or cash. Certificate emailed straight from the on-site app, before Simon leaves the property.
What's checked on a CP12 inspection
Every gas appliance, all gas pipework, the flues, and the ventilation. Here's what that involves on the day.
- Gas tightness test The whole gas system tested for leaks at the meter using a calibrated manometer.
- Visual inspection of every appliance Boilers, gas hobs, gas fires, gas water heaters. All checked for safe installation, condition, and signs of misuse.
- Flue and ventilation check Each flue inspected internally and externally. Ventilation paths confirmed clear and adequate for the appliance.
- Flue gas analysis Combustion gases measured with a calibrated analyser on each gas heating appliance. Results recorded on the certificate.
- Gas pressure check Working gas pressure measured at each appliance and compared against the manufacturer's specification.
- Safety device tests Flame supervision devices, overheat thermostats, and pressure relief mechanisms all tested.
- Pipework inspection All accessible gas pipework checked for support, protection, and any signs of corrosion or damage.
- Carbon monoxide check CO levels measured in the room during operation, confirming no harmful spillage from any flue.
- Defects identified Any faults found are categorised by severity (Immediately Dangerous, At Risk, or Not to Current Standards) and recorded on the certificate.
- Certificate issued on the spot Signed CP12 emailed straight from the on-site app, before Simon leaves the property. A paper copy can be provided if you prefer.
If a serious defect is found that makes an appliance dangerous to use, it will be capped or disconnected on the spot in line with Gas Safe Register procedures. You'll be told straight away, in writing, and given clear options for remedial work.
Why you need a CP12
Whether you're a landlord, a host family, or a foster carer, the legal framework is straightforward and the consequences of getting it wrong are serious.
It's a legal or contractual requirement
For landlords, the Gas Safety (Installation and Use) Regulations 1998 make this a legal requirement. For host families taking paying students, the same regulations apply because you're treated as a landlord. Foster carers need it as a contractual condition of being approved by the local authority or fostering agency. Different routes, same outcome: an annual gas safety check by a Gas Safe registered engineer.
Records and copies are required
For landlords: a copy of the certificate must be given to existing tenants within 28 days, and to new tenants before they move in. The landlord must keep a record for at least two years. Host families and foster carers should provide a current certificate to their school or fostering agency, who keep it on file as part of their compliance records.
It protects everyone in the property
The inspection isn't a paperwork exercise. It's a safety check. Carbon monoxide is colourless and odourless. A faulty flue or cracked heat exchanger can leak it into the property silently, with serious consequences for tenants, students, foster children, or anyone else in the home. The CP12 inspection includes flue gas analysis and a CO check that catches these problems before they cause harm.
It protects you legally
If something goes wrong and you have no current CP12, you face penalties for non-compliance plus full liability for any harm caused. With a current CP12, you have documented proof you met your legal duty.
Insurers and approvals expect it
Most landlord insurance policies require evidence of an annual gas safety check. A claim made on a property with a lapsed CP12 may be reduced or refused. Mortgage lenders may require it as a condition of buy-to-let lending. Language schools and fostering agencies will not allow placements at properties without a current certificate.
Penalties are significant
For landlords, failure to comply with the Gas Safety (Installation and Use) Regulations 1998 can result in unlimited fines, prosecution, and in serious cases involving harm or death, imprisonment of up to six months or more. The HSE actively investigates and prosecutes landlords who don't comply. Host families and foster carers face removal from their school or agency register, which can mean losing income or losing the right to foster.
Combined CP12 and boiler service
Most customers book CP12 and the annual boiler service together. Same visit, less hassle, and a discounted price.
One visit, both jobs
The CP12 inspection and the annual boiler service overlap considerably. Combining them means one access window, one disruption, and one invoice. The boiler is fully serviced and the property is legally compliant in a single visit.
Discounted combined price
Booked together, the combined price is £99 for a standard combi boiler property with one gas appliance. Additional appliances on the property are charged at £29 each as part of the same visit.
Single coordinated record
You receive both the CP12 certificate and the service record together, by email, before Simon leaves the property. Easy to forward to insurers, your school's accommodation office, your fostering agency, or to incoming tenants.
Annual reminder service
You'll get a reminder
Once you're on the books, you'll get an automatic reminder one month before the CP12 expiry date. No need to track dates yourself. The reminder gives plenty of time to coordinate access with whoever is in the property and book a slot that works for everyone.
Don't let it lapse
If your current CP12 has already expired, book the next available slot. Operating without a current certificate is non-compliance from day one of the lapse, and the longer the gap the higher the legal exposure if anything happens in the property.
Before someone new arrives
If you're a landlord, new tenants must receive a copy of the current CP12 before they move in. If you're a host family, the school will check the certificate is current before placing a new student. If you're a foster carer, the agency will check it during annual review or before a new placement. If yours is close to expiry, it's worth renewing before someone new arrives.
Boiler brands inspected
All major UK boiler brands inspected and certified. If yours isn't listed below, give us a call.
Simon is a manufacturer-accredited installer for Viessmann, Vaillant, Glowworm and Ideal, having received specialist training direct from each manufacturer. He works on most other UK boiler brands too.
Common questions
What is a CP12?
CP12 is the trade name for a Landlord Gas Safety Record (LGSR), the legal certificate confirming that gas appliances and flues in a property have been checked and are safe to use. It's required annually under the Gas Safety (Installation and Use) Regulations 1998 for landlords, host families taking paying students, and as a contractual requirement for foster carers.
How long does the inspection take?
Usually 30 to 60 minutes for a single-boiler property. Multi-appliance properties (boiler plus gas hob and fire, for example) take longer. We'll give you a realistic time slot when you book.
Do I need to be there?
Most CP12 inspections happen with the homeowner or whoever is in the property providing access. For foster carers and host families, that's usually you. For landlords, it's often the tenant. If you'd prefer to be there for any of these scenarios, that's fine too.
What if a defect is found?
If an appliance is found to be Immediately Dangerous, it will be capped or disconnected on the spot following Gas Safe Register procedures. The defect is recorded on the certificate, and you'll be told what's needed to make it safe. Less serious defects are recorded but don't require immediate action.
How quickly do I get the certificate?
Straight away. The certificate is filled in on the on-site app as the inspection progresses, and emailed to you the moment it's complete, before Simon leaves the property. A paper copy can be provided if you prefer.
What happens if my CP12 has expired?
Book the next available slot. For landlords, operating without a current CP12 is a breach of the regulations from day one of the lapse. For host families and foster carers, your school or fostering agency may suspend placements until you have a current certificate. We'll prioritise lapsed certificates where we can.
I host language students, do I really need this?
Yes. If you take a fee to host an international student in your home, you're treated as a landlord under the Gas Safety (Installation and Use) Regulations 1998 and need an annual CP12. Most language schools also require a current certificate before placing a student with you, and many will ask to keep a copy on file as part of their accreditation.
I'm a foster carer, what do I need?
Foster carers across Devon need a current CP12 as part of the home approval process and at each annual review. Your fostering agency or local authority will tell you exactly what they want to see. We work with several foster families across Torbay and understand what the agency typically asks for. Bring any specific requirements they've set you and we'll make sure the certificate covers them.
Does the CP12 cover everything in the property?
It covers all gas appliances, gas pipework, flues, and ventilation. It doesn't cover electrical systems (which need a separate EICR check) or carbon monoxide alarms (though we'll flag if these are missing or in the wrong place during the visit).
Need a CP12 Certificate?
Call Simon direct. Most enquiries answered same day.