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Boiler service vs gas safety check: what's the difference?
Lots of people think a boiler service, a gas safety check and a landlord certificate are the same thing. They're not. Here's what each one is for and which one you need.
- £120Annual boiler service
- £108Landlord gas safety certificate
- £144Both together in one visit
12months between visits
We get asked about this most weeks, usually by a landlord who's had a service done and then finds out they still need a certificate. It's an easy mix-up, and it's worth a couple of minutes to get right.
Each visit does a different job. One looks after your boiler, one checks your gas is safe, one is the paperwork landlords need by law, and one tells you what you're buying before you buy it.
All four are done by our Gas Safe registered engineers, and you'll always get something in writing at the end.
Boiler service
What is a boiler service?
A boiler service is a health check for your boiler. We take the case off, clean and check the parts that wear out, and test that it's burning safely and efficiently. The idea is to catch small problems before they turn into a breakdown in the middle of winter.
A service with us includes:
- Flue gas test
- Burner and heat exchanger check
- Condensate trap and filter clean
- Expansion vessel check
- Gas pressure test
- Carbon monoxide alarm test
- A written report emailed the same day
Who needs one?
Everyone with a gas boiler, once a year. It keeps your manufacturer guarantee valid, keeps the boiler running efficiently and helps it last longer. It's the best money you'll spend on your heating.
Included on every Home Care plan.
Annual service
Gas safety check
What is a gas safety check?
A gas safety check is about safety rather than maintenance. We check that every gas appliance in your home is safe to use and that there are no leaks. That means the hob and the gas fire get looked at too, not only the boiler.
We'll check the gas pipework for leaks, make sure each appliance is burning properly, check the flues and ventilation, and test your carbon monoxide alarm.
Is it the same as a service?
No. On a safety check the boiler isn't opened up or cleaned. So a boiler can pass a safety check and still be overdue a service.
If it's your own home and the boiler is your only gas appliance, a service is normally the better choice, because the safety checks on the boiler are part of it. A separate gas safety check makes sense if you've got a few gas appliances, or you'd like everything checked and written down.
Leak test
Smell gas?
Don't wait for a visit. Call the National Gas Emergency Service on 0800 111 999, open the windows and get out of the house.
Which one do I need?
- I own my homeBoiler service
Once a year, £120.
- I want all my gas appliances checkedGas safety check
Everything on gas, tested and written down.
- I rent a property outLandlord gas safety certificate
£108, or £144 with a service.
- I'm buying a houseHomebuyer heating inspection
Know what you're getting before you commit.
Landlord gas safety certificate (CP12)
Is it the same as a gas safety check?
Almost. The visit is a gas safety check. The certificate is the official record of it, and as a landlord you have to have one by law. Most people still call it a CP12.
If you let a property with gas in it, you need to:
- Have all the gas appliances and flues checked every 12 months
- Give your tenants a copy within 28 days
- Give new tenants a copy before they move in
- Keep each certificate for two years
You can have it done up to two months early and keep the same renewal date, so there's no harm in booking ahead.
Does it include a service?
No, and this is the one that catches people out. The certificate says the boiler is safe. Nobody has cleaned it. Most of our landlords have both done in the same visit, which saves arranging access with the tenant twice.
£144 for the certificate and a service together.
Your certificate is emailed the same day. Got a few properties? Give us a call and we'll get them all on the same date.
Same day certificate
Homebuyer heating inspection
Buying a house?
Every house for sale in Scotland comes with a Home Report, and it's easy to assume the heating's been checked as part of it. It hasn't. The surveyor has a look at the boiler but doesn't test it, and the report usually says as much.
That leaves the most expensive thing in the house as an unknown. A homebuyer heating inspection fills the gap. With the seller's OK, one of our engineers goes round before you commit and tells you:
- What the boiler is and roughly how old it is
- Whether it's safe and properly installed
- What condition the radiators, cylinder and controls are in
- Anything that needs doing, and a rough idea of the cost
You get it in writing, so you can pass it to your solicitor. If the boiler needs replacing, far better to know before you agree a price than after you've got the keys.
Before you buy
All four side by side
| Boiler service | Gas safety check | Landlord certificate | Homebuyer inspection | |
|---|---|---|---|---|
| What it's for | Looking after the boiler | Checking your gas is safe | Legal paperwork for a let property | Knowing what you're buying |
| Who it's for | Anyone with a boiler | Homeowners | Landlords | Buyers |
| Boiler cleaned | Yes | No | Only with a service | No |
| Required by law | No | No | Yes, every year | No |
| What you get | Service report | Gas safety record | Landlord certificate | Written report |
| Price | £120 | Ask us | £108, or £144 with a service | Ask us |
Prices include VAT and are correct at 22 September 2026.
Common questions
Do I have to have my boiler serviced by law?
Not if you own your home, no. But nearly every manufacturer guarantee needs an annual service to stay valid, so skipping a year can leave you with no guarantee. Landlords do have to have a gas safety check every year by law.
Does a boiler service include a landlord certificate?
No. A service gives you a service report, which isn't a landlord gas safety certificate. If you let the property you need the certificate too. We can do both in one visit for £144.
How often do I need one?
Once a year for both. A landlord certificate can be done up to two months early and keep the same renewal date.
How long does it take?
Allow up to an hour and a half for a service or a landlord certificate. You'll get a two hour arrival window and a text when the engineer is on the way.
What happens if something fails a gas safety check?
We'll explain what's wrong and what it'll cost to put right. If an appliance is dangerous we'll switch it off and label it, and you'll get a written notice. Most problems are fixed there and then or on a return visit.
Is the service included on a Home Care plan?
Yes. Every Home Care plan includes your annual boiler service, with plans from £11 a month.
When's the best time to book?
Late summer or early autumn, before the heating goes back on. The boiler's been sitting all summer and it's better to find a problem in September than on the first cold night.
Related pages
Not sure what you need? Give us a shout.
Book online in a couple of minutes or give the office a call, Mon to Fri, 9am to 5pm. We'll tell you what we think, and if the answer is to leave things as they are, we'll say that too.
Worcester Bosch Accredited Installer
Guarantees of up to 12 years on the boilers we fit. Gas Safe registered. Fife Trusted Trader. 400+ customer reviews.