Do Landlords Need a Legionella Risk Assessment?

Legionella is something many landlords haven't thought much about — until they're asked about it by a letting agent or a new tenant. The truth is, as a landlord in the UK you have a clear legal duty to assess and manage the risk of Legionella bacteria in your rental property, and failing to do so could leave you seriously exposed.

Here's what you need to know.

What Is Legionella?

Legionella pneumophila is a bacteria that can grow in water systems and cause Legionnaires' disease — a serious and potentially fatal form of pneumonia. It thrives in water that sits at temperatures between 20°C and 45°C, particularly in systems that are infrequently used, poorly maintained, or where water can stagnate.

Domestic water systems in rental properties — including hot and cold water tanks, pipework, and showerheads — can all present a risk if not properly managed.

Is a Legionella Risk Assessment a Legal Requirement for Landlords?

Yes. Under the Health and Safety at Work Act 1974 and the Control of Substances Hazardous to Health Regulations (COSHH), landlords have a duty to assess and manage health and safety risks on their premises — and that includes the risk of Legionella.

The Health and Safety Executive (HSE) makes this duty explicit in its guidance document L8, which states that landlords of residential properties must carry out a suitable and sufficient risk assessment of their water systems.

This is not optional. It is a legal requirement.

What Does a Legionella Risk Assessment Involve?

A Legionella risk assessment for a domestic rental property is not as complicated as it might sound. It involves a systematic check of the property's water system, including:

• Identifying potential sources of risk — tanks, cylinders, pipework, showerheads
• Checking water temperatures at various outlets
• Assessing whether water can stagnate anywhere in the system
• Checking for scale, rust, or debris that could encourage bacterial growth
• Reviewing any infrequently used outlets or dead legs in the pipework

The assessor then produces a written report detailing the findings, the level of risk, and any recommended actions to reduce or eliminate that risk.

How Often Does a Legionella Risk Assessment Need to Be Done?

There is no fixed legal requirement for how frequently assessments must be repeated, but the HSE recommends that they are reviewed regularly and whenever there is reason to believe the risk may have changed — for example, when a new tenancy begins, after significant plumbing work, or if the property has been empty for a period.

As a general rule, most landlords carry out a Legionella risk assessment at the start of each new tenancy.

What Happens If I Don't Have One?

If a tenant were to contract Legionnaires' disease and you couldn't demonstrate that you had carried out a proper risk assessment and taken appropriate steps, you could face significant legal and financial consequences. Your insurance may also be affected if you haven't met your legal obligations.

Beyond the legal risk, it's simply good practice. Tenants have a right to live in a safe property, and demonstrating that you take your responsibilities seriously builds trust and protects your reputation as a landlord.

Legionella Risk Assessments From Capital Complete Solutions

Capital Complete Solutions carry out professional Legionella risk assessments for landlords and letting agents across Birmingham, the West Midlands, and Warwickshire. We produce a full written report detailing our findings and any recommended actions — giving you documented evidence that you have met your legal duty.

It's a service we can often combine with an inventory inspection or check-in visit, making it easy and convenient to stay compliant.

Call us on 0121 582 4070, email info@capital-cs.com, or message us on WhatsApp to arrange an assessment.