Understand your Legionella duties as a landlord — why risk assessments matter, what the law requires, and the simple control measures that keep tenants safe and you compliant.
As a landlord, ensuring your property is safe, compliant, and well-maintained is essential — not only to protect your tenants, but also to safeguard your investment. One important area that is sometimes misunderstood or overlooked is the risk of Legionella bacteria in domestic water systems.
At McGowan Residential Lettings Ltd, we are committed to helping landlords understand their responsibilities and stay ahead of regulatory requirements. This comprehensive guide explains what Legionella is, why it matters, and how you can effectively manage the risk within your rental property.
What is Legionella?
Legionella is a naturally occurring bacterium that can be found in water sources such as rivers, lakes, and reservoirs. In certain conditions, it can also develop within man-made water systems, including those found in residential properties.
The bacteria become a health risk when tiny water droplets (known as aerosols) are inhaled. This can occur through everyday activities such as showering or running taps. In some cases, exposure can lead to Legionnaires' disease, a serious form of pneumonia, as well as other less severe illnesses such as Pontiac fever.
Why Are Legionella Checks Important?
Although the overall risk of Legionella in most residential rental properties is considered low, the consequences of exposure can be severe — particularly for vulnerable individuals such as the elderly, smokers, or those with weakened immune systems.
Legionella thrives in stagnant water and in temperatures between 20°C and 45°C. Without proper management, conditions within a property's plumbing system can allow the bacteria to multiply.
Routine checks and risk assessments are therefore essential to:
- Protect tenant health and wellbeing
- Ensure compliance with UK legislation
- Reduce the risk of legal liability
- Maintain professional standards as a landlord
Legal Responsibilities for Landlords
Under UK health and safety legislation, including the Health and Safety at Work etc. Act 1974 and guidance from the Health and Safety Executive (HSE), landlords are required to assess and control the risk of Legionella in their properties.
This duty applies to all rental properties, regardless of size or type. Importantly, there is no requirement for landlords to obtain a certificate, but there is a legal obligation to demonstrate that a risk assessment has been carried out and appropriate precautions are in place.
Your responsibilities include:
- Conducting a Legionella risk assessment
- Identifying and evaluating potential sources of risk
- Implementing suitable control measures
- Ensuring water systems are properly maintained
- Keeping records of assessments and any remedial actions
Failure to comply can result in enforcement action, fines, or in serious cases, prosecution.
What Does a Legionella Risk Assessment Involve?
A Legionella risk assessment is a practical review of the property's water system to identify any conditions that could encourage bacterial growth.
This typically includes:
- Assessing the type and design of the water system
- Checking hot and cold water storage temperatures
- Identifying dead legs (unused pipework where water can stagnate)
- Reviewing the condition of tanks, cylinders, and pipe insulation
- Evaluating how frequently water outlets are used
- Considering tenant behaviour and property occupancy patterns
For most standard residential properties, the findings will indicate a low risk, provided basic precautions are followed.
Simple Control Measures to Reduce Risk
In the majority of cases, managing Legionella risk does not require complicated or costly interventions. A few straightforward steps can significantly reduce the likelihood of bacteria developing:
- Maintain correct water temperatures: hot water should be stored at a minimum of 60°C, and cold water should be kept below 20°C where possible.
- Flush unused outlets regularly: if a property is vacant or certain taps or showers are rarely used, running them weekly helps prevent stagnation.
- Keep systems clean and well-maintained: ensure water tanks are covered, free from debris, and properly insulated.
- Remove redundant pipework: eliminating unused sections of plumbing reduces areas where water can sit stagnant.
- Showerhead maintenance: regular cleaning and descaling of showerheads can help prevent the build-up of bacteria.
Do You Need a Professional Assessment?
Many landlords are able to carry out a basic Legionella risk assessment themselves, particularly for smaller properties with straightforward plumbing systems.
However, you should consider instructing a qualified professional if:
- You are unsure how to carry out an assessment
- The property has a more complex water system
- There are multiple occupants or higher-risk tenants
- Previous assessments have identified potential concerns
Using a professional can provide added reassurance and ensure that all aspects of compliance are covered.
Ongoing Monitoring and Record Keeping
A Legionella risk assessment is not a one-off task. Landlords should review their assessment periodically, especially when:
- There is a change in tenancy
- The property becomes vacant for a period
- Plumbing work or system changes are carried out
Keeping clear, up-to-date records is essential. This demonstrates that you are actively managing the risk and fulfilling your legal obligations.
How McGowan Residential Lettings Ltd Can Support You
At McGowan Residential Lettings Ltd, we understand that keeping up with property regulations can feel overwhelming. Our experienced team is here to support landlords at every stage, from initial guidance to arranging professional risk assessments and ongoing compliance management.
We work closely with trusted contractors and industry experts to ensure your property meets all necessary safety standards — giving you peace of mind and protecting your tenants.
Final Thoughts
Legionella risk management is an important part of responsible property letting. While the risks in most residential settings are low, they should never be ignored. With the right knowledge, routine checks, and preventative measures, landlords can easily stay compliant and maintain a safe living environment.
If you would like advice or assistance with Legionella checks or any aspect of property management, contact McGowan Residential Lettings Ltd today. Our team is always happy to help.