Is a gas safety check (CP12) the same as a boiler service?

No. A CP12 is a safety compliance check (especially for landlords). A boiler service is deeper preventative maintenance for the boiler, including cleaning and component checks.

Do landlords legally need a boiler service every year?

Landlords legally need an annual gas safety check (CP12) for gas appliances and flues in rental properties. A boiler service isn’t the legal requirement, but it’s strongly recommended for reliability and warranty protection.

Can a boiler service include the CP12 gas safety check?

Often, yes—if the engineer checks all required safety items and issues the correct paperwork. Many landlords book both in one visit for simplicity.

What paperwork do I receive?

A CP12 gas safety check produces a Gas Safety Record (certificate). A boiler service produces a service record/checklist (and may be signed in the boiler logbook).

Which should homeowners book?

Homeowners typically book an annual boiler service for safety, efficiency and warranty requirements. A gas safety check can also be useful, but the service is usually the priority for boiler health.

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Clear explanation

Gas safety check (CP12) vs boiler service: what’s the difference?

This confuses a lot of people (especially landlords). In plain terms: a CP12 is a safety compliance check, while a boiler service is deeper maintenance to keep the boiler reliable and efficient. Below is the simplest way to know what to book.

Engineer carrying out gas safety checks and testing during a visit

Boiler opened for service inspection and component checks

On this page

Quick answer Side-by-side comparison Landlords: what’s legally required? Paperwork you receive Should you book both? FAQs

Quick answer

Gas safety check (CP12)

Safety compliance check (especially for rented properties)
Confirms gas appliances/flues are safe at the time of inspection
Ends with a Gas Safety Record (certificate)

Boiler service

Preventative maintenance on the boiler
Deeper checks + cleaning to reduce faults and improve efficiency
Ends with a service record / checklist (and logbook stamp where applicable)

What’s actually different?

The easiest way to remember it: CP12 = “Is it safe?” (minimum compliance), Service = “Is it running properly?” (maintenance + performance).

Scope

CP12 checks gas tightness/safety items and flueing/ventilation on appliances in scope.
Service focuses on the boiler itself: internal components, safe operation, combustion checks, and cleaning where appropriate.

Depth

CP12 is a snapshot: safe on the day, recorded on the certificate.
Service is preventative: reduces wear, improves reliability, helps keep warranties valid.

Engineer performing operational tests and verifying boiler controls

Why this matters A safety check can “pass” while the boiler is still inefficient or overdue for maintenance. A service is where hidden wear and performance issues are more likely to be spotted early.

Landlords: what’s legally required?

For rented properties, landlords must arrange an annual gas safety check (CP12). A boiler service isn’t the legal requirement, but it’s strongly recommended (and often needed for warranty terms and fewer winter breakdowns).

Landlord-specific guide: Read our landlord boiler responsibilities checklist (CP12 + servicing)

Paperwork you receive

CP12: Gas Safety Record (certificate) listing appliances checked and pass/fail outcomes.
Service: service record/checklist + notes/advisories (and the boiler logbook may be signed).

Should you book both?

If you’re a landlord, booking both together is usually the cleanest option: one visit, correct paperwork, and the boiler gets maintained—not just “passed”. Homeowners typically prioritise an annual service, but a safety check can still be useful if you want a broader safety snapshot.

Want to know exactly what a proper service covers? See the boiler service checklist (what’s included)

FAQs

Can I do a CP12 and service in one appointment?

Usually yes—many people do. The key is that the engineer completes the safety requirements and issues the correct record, plus the service documentation.

If my boiler is working fine, do I still need a service?

If it’s due (or under warranty), yes. Servicing is preventative—its value is catching wear and safety/performance issues before they become breakdowns.

What should I book if my boiler keeps cutting out or shows an error code?

That’s typically a repair/diagnosis situation rather than a routine service. Mention the symptom when you book so the correct time is allocated.

Read the boiler service checklist Landlord CP12 + servicing guide Back to ARA Services homepage Book / contact ARA Services