Keeping tenants safe is one of the most critical jobs for UK landlords and property managers. Most are familiar with the need for gas checks, smoke alarms, and electrical checks, but one omission that tends to slip under the radar is the Legionella risk assessment. Failing to complete this critical task can have severe health, legal, and financial implications, though.
Legionella bacteria can lead to Legionnaires’ disease, a potentially lethal pneumonia, and the landlord is under a legal obligation to avoid exposure to it within their properties. It is crucial for compliance and the health of tenants to know what Legionella is, why the risk assessment is necessary, and how effectively these risks can be managed.
The Legal Framework: Landlord Obligations
UK legislation imposes a clear responsibility on landlords and property managers to recognise and manage Legionella hazards. The most significant legislation regulating this is:
The Health and Safety at Work etc. Act 1974 – Mandates landlords to ensure that the properties do not pose a risk to tenants’ health and safety.
The Control of Substances Hazardous to Health (COSHH) Regulations 2002 impose an obligation on landlords to assess and control exposure to harmful substances, such as Legionella bacteria.
The Approved Code of Practice (ACoP) L8, published by the Health and Safety Executive (HSE), provides specific guidance on complying with the law when managing water systems.
In straightforward terms, all landlords—whether they have a single flat or a portfolio of properties—must conduct a Legionella risk assessment and then take the necessary steps to reduce any identified risks.
Not doing so can result in draconian legal and financial sanctions, particularly if a tenant falls ill through negligence.
Why Landlords Have to Perform Legionella Risk Assessments
A Legionella risk assessment isn’t a box-ticking exercise—it’s an essential component of sensible property management. It protects landlords:
Protect Tenant Health
The primary reason for conducting the assessment is to protect tenants from severe illness. Getting risks identified early stops the bacteria from growing and spreading.
Stay Legally Compliant
The HSE recommends that all landlords conduct an assessment, irrespective of the size of the property or complexity of the water system. Being proactive will ensure you are compliant with the law.
Prevent Expensive Fines
Neglecting Legionella risks may lead to legal action or fines in the event of an outbreak. Accurate documentation of risk assessments and maintenance can act as crucial proof of due diligence.
Adhere to Property Standards
A properly maintained water system also improves a property’s overall state. Proper flushing, cleaning, and temperature maintenance help plumbing systems last longer and reduce repair bills.
What Does a Legionella Risk Assessment Entail?
A competent Legionella risk assessment would entail:
Water System Inspection: Water tanks, hot and cold water storage, pipes, and outlets such as showers, taps, and toilets are inspected.
Temperature Testing: Confirming cold water is less than 20°C and hot water is more than 50°C within a minute of turning the tap on.
Detection of Stagnation Risks: Identifying “dead legs” or areas where water could stagnate, allowing bacteria to grow.
Analysis of Usage Habits: Properties with vacant or poorly used outlets are more at risk.
Maintenance Practice Review: Checking the frequency of flushing, cleaning, or servicing systems.
The survey finishes with a report noting risks found and proposed control actions.
Control Actions to Mitigate Risk
Once the survey is finished, landlords are required to implement control of any risks found. Some standard preventive measures include:
- Flushing out infrequently used water systems, especially after void periods.
- Cleaning and keeping water tanks and pipework free of debris.
- Maintaining hot water systems at a temperature of 60°C or above.
- Regularly running taps and showers in parts of the premises that are not frequently used.
- Eliminating duplicated pipework where water can stagnate is essential.
For more intricate water systems in properties, such as blocks of flats, landlords may be required to install a comprehensive management strategy, including ongoing monitoring and reassessments at intervals.
Why Professional Support Makes a Difference
While landlords may perform basic risk checks themselves in single-occupier premises, using a specialist property inspection firm guarantees accuracy, independence, and complete adherence to standards. Professional assessors know how to spot concealed risks and deliver recommendations that are specifically tailored to meet today’s laws.
Professional Legionella risk assessments also provide reassurance, particularly for landlords with multiple properties or larger premises that share water systems. They handle documentation, scheduling, and follow-up visits—freeing time while maintaining complete compliance.
A Legionella risk assessment is not another bureaucratic obstacle—it’s a crucial safety precaution that safeguards lives, assets, and reputations. By being proactive in evaluating and managing the risk of Legionella, landlords exhibit professionalism, accountability, and concern for their tenants.
For agents and landlords seeking absolute assurance in their compliance regimes, collaborating with a reputable inspection supplier guarantees that each property adheres to the highest standards of safety, safeguarding both tenants and investments in the long run.
