Legionella Risk Assessments for Landlords
Professional HSE-compliant legionella risk assessments to protect your tenants and meet legal requirements
What is a Legionella Risk Assessment?
Legionnaires' disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated water containing legionella bacteria. All man-made hot and cold water systems are likely to provide an environment where legionella can grow, making risk assessment essential for landlords.
My legionella risk assessment service provides a comprehensive evaluation of your rental property's water systems to identify potential legionella risks and implement appropriate control measures. This ensures compliance with HSE regulations and protects your tenants from this serious health hazard.
Legal Requirements for Landlords
Under Section 3(2) of the Health and Safety at Work Act (HSWA), landlords have legal responsibilities to ensure the health and safety of their tenants by keeping properties safe and free from health hazards. The Control of Substances Hazardous to Health Regulations (COSHH) provide the framework for controlling legionella risks.
Landlords are regarded as self-employed under section 53 of HSWA and must conduct their undertaking in a way that tenants are not exposed to health and safety risks.
My 6-Step Risk Assessment Process
1. Property Survey
I conduct a comprehensive survey of all water systems, including hot and cold water supplies, storage tanks, and outlets to identify potential legionella growth areas.
2. Risk Identification
I identify specific legionella risks based on water temperature, system design, usage patterns, and potential for stagnation or contamination.
3. Control Measures Assessment
I evaluate existing control measures and identify where additional measures are needed to minimise legionella risks effectively.
4. Temperature Monitoring
I check hot water temperatures (should be stored at 60°C) and cold water temperatures (should be below 20°C) to ensure they meet HSE guidelines.
5. Documentation & Reporting
I provide a detailed written assessment with findings, risk levels, control measures, and recommendations for ongoing management.
6. Review Schedule
I establish a review schedule and provide guidance on ongoing monitoring to ensure continued compliance and tenant safety.
Essential Control Measures for Landlords
Based on HSE guidance, most domestic properties are considered 'low-risk' due to regular water usage and turnover. However, implementing simple, proportionate control measures ensures the risk remains low:
Temperature Control
- Keep hot water hot (stored at 60°C minimum)
- Keep cold water cold (below 20°C)
- Keep water moving through regular usage
- Set calorifier temperature to ensure water is stored at 60°C
System Maintenance
- Flush out the system prior to letting the property
- Ensure cold water tanks have tight-fitting lids
- Remove any redundant pipework
- Regular cleaning and disinfection of showerheads
Tenant Education
- Advise tenants not to adjust calorifier temperature settings
- Instruct regular cleaning of showerheads
- Ensure tenants report any hot water system problems
- Provide guidance on maintaining system hygiene
Low-Risk Property Characteristics
Most domestic properties are considered low-risk when: daily water usage is sufficient to turn over the entire system, cold water comes directly from a wholesome mains supply, hot water is fed from instantaneous heaters or low volume water heaters, and outlets are limited to toilets and wash hand basins.
Why Choose My Legionella Risk Assessment Service?
HSE Compliance
Full compliance with HSE regulations and COSHH requirements for landlords
Legal Protection
Demonstrates due diligence and protects against prosecution under HSWA
Tenant Safety
Ensures the health and safety of your tenants from legionella exposure
Professional Documentation
Comprehensive written assessment with clear recommendations
Cost-Effective
Simple, proportionate assessments that don't need to be burdensome or costly
Expert Knowledge
20+ years of experience in building services and health and safety compliance
When is a Legionella Risk Assessment Required?
All landlords who rent out property have legal responsibilities under HSWA and COSHH to assess and control legionella risks. This applies to:
All Rental Properties
- Private sector landlords
- Local authority housing
- Housing associations
- Housing co-operatives
- Hostels and shared accommodation
- Room rentals within your own home
Property Types Covered
- Residential premises provided for rent
- Properties with lease or licence agreements under 7 years
- Student accommodation
- HMOs (Houses in Multiple Occupation)
- Commercial properties with residential elements
Special Considerations
- Properties left vacant for extended periods
- Student accommodation during summer vacations
- Properties with complex water systems
- Buildings with storage tanks or complex pipework
Frequently Asked Questions
Do I need a professional to carry out the risk assessment?
In most cases, landlords can assess the risk themselves as the actions needed are simple and straightforward. However, if you don't feel competent or inclined to do so, you can arrange for someone like me to do it on your behalf. Most landlords are able to understand the risks and implement simple control measures.
Do I need to test the water for legionella?
Testing or sampling for legionella is not usually required for domestic hot and cold water systems and is only needed in very specific circumstances. Health and safety law does not require landlords to obtain or produce a 'legionella test certificate'. Temperature monitoring is a more reliable method for confirming the water system is under control.
How often do I need to review the risk assessment?
The law does not prescribe that the risk assessment be reviewed on an annual or biennial basis. However, it's important to review the assessment periodically in case anything changes. Where there are difficulties gaining access to occupied housing units, appropriate checks can be made during mandatory visits such as gas safety checks or routine maintenance visits.
What about properties left vacant for long periods?
It's important that water is not allowed to stagnate within the water system. As a general principle, outlets on hot and cold water systems should be used at least once a week to maintain water flow and minimise stagnation. Consider implementing a suitable flushing regime or draining the system if it's to remain vacant for long periods.
Do I need to keep records of the assessment?
Landlords are not necessarily required to record the findings of the assessment (this is only a statutory duty for employers with 5 or more employees), but you may find it wise to keep a record for your own purposes. If a tenant were to contract Legionnaires' disease, you would need to demonstrate to a court that you had fulfilled your legal duty.
How much does a legionella risk assessment cost?
Costs vary depending on the size and complexity of the property's water systems. Contact me for a personalised quote based on your specific requirements. I provide competitive pricing with no hidden costs and clear timelines for delivery.
Ready to Book Your Legionella Risk Assessment?
Ensure HSE compliance and protect your tenants with professional legionella risk assessment