Boiler service plans for landlords

What a landlord boiler service plan actually covers

A landlord plan does one job: it pays towards repairing the systems you are responsible for when they break, up to the cover limit on that module. In England and Wales, section 11 of the Landlord and Tenant Act 1985 is implied into most residential tenancies granted for a term of less than seven years, and where it applies you must "keep in repair and proper working order the installations in the dwelling-house for space heating and heating water". Scotland and Northern Ireland have their own equivalent repairing rules. A plan does not remove that duty. It puts a monthly figure against the repair bills the duty creates, and anything above the limit is still down to you, which bites hardest on a boiler 7 years or older.

Smart Plan is modular, so you build the plan around what a property actually has. Boiler and central heating is the core module, and you can add plumbing, drainage, electrical, appliance, pest or home security on top. Your tenant or letting agent reports the fault and lets the engineer in, while you stay in control of what gets authorised.

A gas safety check is not a service, and a service is not a safety check

This misunderstanding costs landlords money. The Health and Safety Executive says so outright: "You should not assume that an annual service inspection includes the points required by a safety check; neither should you assume that carrying out an annual gas safety check will be sufficient to provide effective maintenance."

They are different jobs. The gas safety check is a legal inspection that produces your landlord gas safety record, the CP12. The service is preventative maintenance, and is usually a condition of the manufacturer's guarantee, so check the terms for that boiler. A landlord who books only the CP12 has met the inspection duty and done nothing for the maintenance duty in regulation 36(2) of the Gas Safety (Installation and Use) Regulations 1998, which requires that "there is maintained in a safe condition" any relevant gas fitting and any flue serving it. Both jobs must be done by a Gas Safe registered engineer: HSE is unambiguous that "Anyone employed to work on gas appliances in domestic premises must be a Gas Safe registered engineer and competent in that area of gas work."

Key facts for landlords

The things worth knowing before you build a plan:

• A service plan from UK Boiler Company Ltd, not insurance: you pay monthly, and we arrange covered repairs and pay parts and labour up to the cover limit on that module
• Monthly rolling. Once you use a service a 12-month agreement period begins; leaving early means paying the remaining monthly payments, or 75% of the outstanding balance. There is a 14-day cooling-off period at sign-up, which ends if a service is carried out in that time
• Boiler and central heating is covered up to £500 where the boiler is under 7 years old, and up to £200 where it is 7 years or older. Rental stock skews older, so check the boiler's age
• Each property gets its own plan, because the boiler cover limit depends on the age of that boiler. For a portfolio, an HMO or an unusual heating set-up, enquire online or call us on 0333 772 6247
• A £95 call-out fee applies in the cases set out in our terms and conditions, including during the first 30 days. Cover still applies in those 30 days: it is a fee window, not an exclusion period
• Covered gas work goes to a national network of thousands of Gas Safe registered engineers. We aim to get an engineer out to you within two working days, with call-outs Monday to Friday, 08:00 to 18:00, unless it is a genuine emergency breakdown
• From UK Boiler Company Ltd, trading since 2014, with 15,000+ customers

How much does a landlord boiler service plan cost?

The monthly price depends on which modules you pick. You build the plan, see the price, and only pay for what you chose.

What you can benchmark is the alternative: paying for each job as it lands. Vaillant's advice page says "A boiler service cost can vary depending if you book a service through us online, contact your installer directly or where you live. This can range from £70-£160." That is as published in August 2026, and it is for the service alone, before any repair and before the separate CP12 inspection.

So a compliant rented property costs, at minimum, a gas safety check plus a service, with repairs on top. A plan puts the repair side into a monthly figure with a known cap.

Cover limits by module

Does the plan include the CP12 gas safety certificate?

No. Smart Plan is a repair and maintenance plan, and it does not issue or include the CP12.

The duty sits in regulation 36 of the Gas Safety (Installation and Use) Regulations 1998. Each appliance and flue must be "checked for safety within 12 months of being installed and at intervals of not more than 12 months since it was last checked for safety". A copy of the record must reach each existing tenant "within 28 days of the date of the check", and a new tenant "before that tenant occupies those premises".

Regulation 36 defines a lease as one for a term of less than 7 years, so it covers ordinary lettings rather than long leases. Where it applies, the duty sits with the landlord, and the check must be done by a person approved by the Health and Safety Executive, which in practice means a Gas Safe registered engineer. Our CP12 guide covers the cost and what happens when an appliance fails.

Your other legal duties, and what changed in 2025

Beyond gas, two more duties shape what a rented property costs to keep compliant. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, a landlord must ensure the electrical safety standards are met while the premises are occupied, with inspection and testing "at intervals of no more than 5 years", and a copy given to each existing tenant "within 28 days of the inspection and test". GOV.UK puts heating and hot water, gas appliances, pipes, flues and ventilation, and electrical wiring on the landlord.

In England, the Renters' Rights Act 2025 received Royal Assent on 27 October 2025 (2025 c. 26), an Act "to make provision changing the law about rented homes, including provision abolishing fixed term assured tenancies and assured shorthold tenancies". It changes possession and tenancy structure, and does not water down the repair or safety duties above. Scotland and Northern Ireland run their own tenancy regimes. This is a plain-English summary, not legal advice.

What is not included

Your plan does not include:

• The CP12 itself: a separate legal document you arrange with a Gas Safe registered engineer
• The 5-yearly electrical installation inspection and any report it produces
• Costs above the cover limit for that module, for example repairs above the £200 cap on a boiler aged 7 years or older
• Pre-existing faults: problems that were already there when the cover started
• System damage such as sludge or scale build-up, where the terms exclude it
• Anything listed as an exclusion in our terms and conditions

Fees, cooling-off and the agreement period

A £95 call-out fee applies in the cases set out in our terms and conditions: during the first 30 days of a new agreement, where the issue falls under an exclusion, where our engineer cannot get access, and if you request the annual service inside those first 30 days. Cover itself still applies during that time, so it is a fee window and not an exclusion period. Some modules require the call-out fee in advance of any visit, so check the terms for the modules you pick.

Monthly rolling, with a 12-month agreement once used

The plan is monthly rolling, so you take only the modules you want. Once you use a service a 12-month agreement period begins, so it is not a case of leaving the moment you have had a repair. If you leave during that period you pay the remaining monthly payments, or 75% of the outstanding balance.

Gas safety comes first

If you or your tenant ever smell gas or suspect carbon monoxide, treat it as an emergency. Call the National Gas Emergency Service on 0800 111 999 straight away, and only ever use a Gas Safe registered engineer for work on a boiler or gas appliance. Never attempt gas repairs yourself.

Landlord boiler cover questions, answered

Build a plan around the property you let

Add only the modules that property needs and see your price before you join. A monthly rolling service plan from UK Boiler Company Ltd, not insurance. Once you use a service a 12-month agreement period begins, with an early-exit charge of the remaining monthly payments, or 75% of the outstanding balance. Portfolio or HMO? Enquire online, or call 0333 772 6247.

Related reading and official guidance

• CP12 gas safety certificate: cost and rules
• Boiler & central heating cover
• Boiler cover for older boilers
• Boiler service cost: what manufacturers publish
• Enquire about cover for a rental property or portfolio
• Landlord repair responsibilities (GOV.UK private renting: repairs)
• HSE: domestic gas safety questions answered (source of the quotes above)
• Vaillant: how much is a boiler service
• Gas Safety (Installation and Use) Regulations 1998, regulation 36 (legislation.gov.uk)
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, regulation 3
• Renters' Rights Act 2025 (legislation.gov.uk)