The straight answer on price
A CP12 covers every gas appliance the landlord provides, plus the flues and accessible pipework. A flat with a single combi boiler is a quicker check than a house with a boiler, a gas hob and a gas fire, so quoting one universal price would mean either overcharging the flat or undercharging the house.
LMB handles it the same way as every other job: 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, no extras invented on the day. The one related price that is fixed for everyone is the annual boiler service at £84, which matters for the next part.
What the law requires, briefly
Under the Gas Safety (Installation and Use) Regulations 1998, every landlord in Britain 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 get a copy within 28 days, new tenants before they move in, and records must be kept for at least two years.
Wales then adds its own layer. Under the Renting Homes (Wales) Act, 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. The CP12 duty and the Welsh habitation rules sit side by side, and a serious landlord complies with both. The longer read is in the CP12 rules guide.
What decides your price
Three things, none of them mysterious. The number of gas appliances to check, since each one is tested individually. The property itself, because access and flue runs vary. And scheduling: a landlord with several properties around Bridgend and Pencoed who books them sensibly is an easier diary than six separate cold calls, and the quote reflects honest efficiencies rather than a fantasy discount.
The pattern that saves the most is pairing the CP12 with the annual boiler service in the same visit: the tenant is disturbed once, the boiler’s manufacturer warranty stays valid, and your legal record and the service record land in your file together. The service side of that visit is the standard £84.
Getting it booked
Tell Lloyd what the property has, get the fixed figure, pick a date: message Lloyd on WhatsApp or call 07712 646488. Lloyd is a Gas Safe registered engineer based in Pencoed working across Bridgend county, Cardiff and the Vale, and the 5.0 rating from 197 public Google reviews covers his landlord work as much as anything else. For portfolios, one conversation can set dates for every property at once.
