Do landlords need a Legionella risk assessment?
Yes. Landlords have a legal duty to assess and control the risk of exposure to Legionella bacteria in rental properties under the Health and Safety at Work etc. Act 1974 and the Control of Substances Hazardous to Health Regulations (COSHH).
In practice, this means landlords must:
- Identify potential risks in the property’s water system
- Put appropriate control measures in place
- Ensure the system is maintained safely
Guidance is set out in ACOP L8 and HSG274, issued by the Health and Safety Executive.
What is a Legionella risk assessment for a rental property?
A Legionella risk assessment is an inspection of a rental property’s water system to identify conditions where Legionella bacteria could grow.
For landlords, this typically includes:
- Checking for stagnation (unused outlets, dead legs)
- Assessing hot and cold water temperatures
- Inspecting any tanks or water heaters
- Reviewing how the system is used and maintained
A report is then provided outlining any risks and what actions (if any) are required.
Do I need a Legionella risk assessment for a single rental property?
Yes. Even if you only own one rental property, you still have a legal duty to assess the risk.
The level of assessment may be simple for low-risk properties (e.g. small flats with combi boilers), but the risk must still be considered and documented.
How often should landlords review a Legionella risk assessment?
Risk assessments should be reviewed regularly, typically every two years, or sooner if:
- There are changes to the plumbing system
- The property has been vacant
- Tenant turnover is high
- There are issues with water temperatures or usage
Regular reviews help demonstrate ongoing compliance.
What happens during a landlord Legionella risk assessment?
During an assessment, a competent assessor will:
- Inspect the water system and pipework
- Measure hot and cold water temperatures
- Identify unused outlets or redundant pipework
- Check water heaters and storage tanks (if present)
- Assess overall risk level for tenants
A clear report is then issued with findings and recommendations.
How long does a Legionella risk assessment take?
For most rental properties:
- Flats / small houses: 1–2 hours
- Larger or multi-let properties: longer depending on complexity
Reports are usually provided within a few working days.
What are landlords required to do to control Legionella risk?
Landlords must ensure basic control measures are in place, such as:
- Hot water reaching at least 50°C at outlets
- Cold water kept below 20°C
- Regular flushing of infrequently used outlets
- Avoiding stagnant water and dead legs
- Ensuring water systems are maintained in good condition
Tenants can also be advised to run taps and showers regularly.
Is Legionella testing required for rental properties?
Routine Legionella testing is not usually required for typical domestic rental properties.
Testing may be recommended if:
- The property is higher risk
- There are complex water systems
- Vulnerable tenants are present
A risk assessment will determine if testing is necessary.
What types of rental properties are higher risk?
Higher-risk rental properties include:
- Properties with water storage tanks
- Large or complex plumbing systems
- Houses of Multiple Occupation (HMOs)
- Properties left vacant for long periods
These may require more detailed assessment and monitoring.
What happens if landlords don’t comply?
Failure to manage Legionella risk can result in:
- Enforcement action from local authorities or HSE
- Fines or legal action
- Increased liability if tenants become ill
Having a documented risk assessment is key to demonstrating compliance.
Do letting agents need to arrange Legionella risk assessments?
Letting agents may act on behalf of landlords, but legal responsibility remains with the landlord.
Many landlords choose to appoint a professional provider to ensure compliance is properly managed.
How do I arrange a Legionella risk assessment for my rental property?
Edge Water Hygiene provides professional Legionella risk assessments for landlords, letting agents, and property portfolios across the UK.
We offer:
- Fast turnaround times
- Clear, practical reports
- Advice tailored to rental properties
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