Do Landlords Need A Legionella Risk Assessment
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Do Landlords Need a Legionella Risk Assessment?
Yes—in many cases landlords do need a Legionella risk assessment. In the UK, Legionella (the bacteria that can cause Legionnaires’ disease) is a real health risk, particularly in water systems such as hot and cold water systems, showers, cooling systems, and any property where water is stored or aerosolised.
This guide explains when a Legionella risk assessment is required, who is responsible, what “risk assessment” actually means in practice, and how Propcert can help you stay compliant with property safety checks across the UK.
What Is Legionella and Why Does It Matter?
Legionella bacteria can multiply in water systems, especially when temperatures allow growth and when water is not used regularly. The risk increases where water systems create water droplets/aerosols that can be inhaled (for example, from showers and taps).
Legionnaires’ disease is serious and can be fatal. Because of this, the law requires responsible parties to manage risks from exposure.
Do Landlords Legally Need a Legionella Risk Assessment?
In most residential property scenarios, landlords are not always required to have a Legionella risk assessment by default—but they may be required depending on the type of property and the water systems installed.
The key legislation is the Control of Substances Hazardous to Health (COSHH) Regulations and the general requirement under health and safety law to identify hazards and manage risks. If you have a water system that could support Legionella growth, you may need a formal assessment (or, at minimum, a recorded evaluation demonstrating why Legionella risk is low).
For multi-occupancy premises, high-rise buildings, or properties with complex communal systems, expectations are typically higher and formal assessments are more commonly required.
When Is a Legionella Risk Assessment Most Likely Required?
Landlords are most likely to need a Legionella risk assessment when the property has one or more of the following:
- Stored hot water systems (e.g., a cylinder with a hot water system)
- Showers (especially where water is stored or aerosolised)
- Water tanks or cisterns
- Cooling systems (less common in typical domestic lets but can apply in certain premises)
- Complex or shared/common water systems (e.g., flats with communal systems)
- Properties with frequent low usage (where water stagnation can occur)
Important: Even where the risk is considered low, you may still be expected to have evidence of your risk assessment and a rationale for why Legionella is not significant.
What Does a Legionella Risk Assessment Involve?
A Legionella risk assessment typically considers:
- Water system types (hot and cold, stored and circulating)
- Temperatures (where Legionella can grow
- System design (dead legs, stagnation points, and distribution routes)
- Usage patterns (regular vs infrequent usage)
- Maintenance regimes and evidence of service history
- Control measures (temperature control, flushing, cleaning regimes, filters, etc.)
The output is usually a formal report that sets out the assessed risk, recommended control measures, and any actions needed to reduce risk.
Who Is Responsible for the Assessment?
The legal responsibility generally rests with the “dutyholder”—the person or organisation responsible for the premises and for controlling health and safety risks from water systems. In landlord scenarios, this is commonly the landlord (or managing agent, depending on the arrangements).
Where there are multi-occupancy or communal systems, responsibilities can be shared between landlords, freeholders, managing agents, and building owners—so it’s important to understand who controls the water system.
Is It the Same as Other Property Compliance Documents?
Legionella risk assessments are separate from commonly known landlord certificates such as:
- EPCs (Energy Performance Certificates)
- EICRs (Electrical Installation Condition Reports)
- Gas Safety Certificates
However, they form part of the wider “safety and compliance” landscape. A landlord who focuses only on EPC/EICR/gas checks may still be exposed to health and safety obligations relating to water hygiene.
Do You Need One for Every Property?
Not necessarily. The need depends on whether relevant water systems are present and whether they create a plausible route for Legionella growth and aerosol exposure.
For some smaller domestic properties with minimal or low-risk water systems, the risk may be low—but you may still need recorded evidence demonstrating your approach.
For properties with more complex systems, stored hot water, showers, or communal setups, a formal Legionella risk assessment is much more likely to be expected.
What Happens If You Don’t Have One?
If Legionella risks are not assessed and managed appropriately, landlords may face:
- Enforcement action by the relevant authorities
- Potential legal liability if a health incident occurs
- Reputational damage and increased scrutiny
Even if an assessment feels “over and above” other compliance, it’s designed to protect tenants and reduce serious health risks.
How Often Should a Legionella Risk Assessment Be Reviewed?
There isn’t one universal frequency for every situation. Many landlords review as part of ongoing maintenance cycles, after system changes, or where usage patterns and occupancy change. Best practice typically involves reviewing periodically and whenever significant changes occur.
Because the assessment is system-specific, the report should outline how frequently controls should be reviewed and any ongoing monitoring requirements.
How Propcert Can Help Landlords with Property Compliance
Staying compliant across EPCs, gas safety, and electrical safety can be demanding—especially if you manage multiple properties or work with estate agents and property professionals who need documentation quickly.
Propcert.co.uk is a UK-based compliance provider offering a one-stop solution for property certification and safety checks. We help landlords and property professionals manage their obligations with services such as:
- EPCs (Energy Performance Certificates)
- EICRs (Electrical Installation Condition Reports)
- Gas safety certificates
With nationwide coverage, a focus on fast turnaround, and a straightforward booking process, Propcert makes it easier to keep properties compliant.
If you’re trying to understand what documents you need for your portfolio, Propcert can help you get the right checks arranged—so you can focus on letting your properties safely and legally.
Quick Checklist: Should You Get a Legionella Risk Assessment?
- Do you have stored hot water, showers, or water tanks?
- Is the property used regularly, or could there be water stagnation?
- Is it a multi-occupancy property with communal systems?
- Have you documented your assessment of Legionella risk and control measures?
If you can answer “yes” to several of these, it’s sensible to arrange a Legionella risk assessment (or a documented evaluation appropriate to your system) to reduce risk and meet compliance expectations.
Get Expert Help from Propcert
Compliance doesn’t have to be complicated. Whether you need EPCs, EICRs, gas safety certificates, or help coordinating safety checks, Propcert is here to support landlords and property professionals across the UK.
Book your next compliance service with Propcert.co.uk and keep your properties safe, compliant, and ready for tenants.
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