Legionella Risk Assessment: A Landlord’s Guide to being legally compliant in the UK



Assessment of the risk of Legionella is a legal duty for landlords in the UK. It’s a common misdiagnosis, but you cannot afford to ignore the issue — managing exposure to Legionella bacteria in landlords’ rental homes is crucial for a tenant’s health and for ensuring the required compliance measures are in place. This guide explains what a Legionella risk assessment is, who is responsible, and how landlords can stay compliant with UK regulations.

What Is Legionella?

Legionella is a bacterium that can develop in water systems. If water droplets contaminated with Legionella are inhaled, they can cause Legionnaires’ disease, a potentially serious type of pneumonia. Especially in places with stagnant water, where temperatures range from 20°C to 45°C, bacteria thrive, making domestic water systems in rental properties a threat if they are not maintained effectively.

Legally Required Legionella Risk Assessment

Under the 1974 Act and the Control of Substances Hazardous to Health Regulations (COSHH), landlords have a duty to assess and control the risk of exposure to Legionella bacteria. This is applicable to any rental property, whether single-let or HMO. Although the law does not require that there should be a professional assessment in all cases, landlords must be able to ensure that they:

·         Recognised potential causes of risk

·         Assessed the level of exposure

·         Put proper control measures in place

·         Maintained records of their findings and their actions

Failure to properly manage Legionella risk can result in enforcement action and even hefty penalties.

What is a Potential Risk Assessment of Legionella?

A Legionella risk assessment generally consists of the following:

Inspection of the Water System

Inspect hot and cold water systems, tanks, pipework, and outlets to identify areas where water may stagnate.

Temperature Monitoring

Hot water should be kept above 60°C, outlets should ensure it has attained at least 50°C, and cold water should be kept below 20°C at all times (where applicable).

Identifying Vulnerable Areas

Searching for unused pipework, unused taps or showers, and localities where scale or biofilm might develop.

Control Measures

Recommending the implementation of flushing regimes, or system improvement or repair works, in case the risks have been recognised.

Any actions will need to be noted in a written report, along with findings and ongoing observation arrangements.

When Should a Legionella Risk Assessment Be Completed?

Perform a Legionella risk assessment:

·         Before a new tenancy begins

·         When there are changes to the water system

·         If the property has been vacant for an extended period

·         Periodically, to ensure ongoing compliance

·         Routine property monitoring would be the point of ongoing investigation

Inspections of permanent conditions will be conducted regularly to identify issues such as stagnant water disposal and unused outlet areas in vacant areas.

Assessment of Legionella risk is not just a legal formality. It’s a practical way to protect tenant health and reduce liability. Landlords must, however, manage risks, manage water systems, and keep records as appropriate to ensure compliance with UK laws, while protecting their properties on a rental basis for future use. If you haven’t had a chance to review your Legionella compliance, now is the time to find out how recently you were up to date with your processes.

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