Legionella Risk Assessment for Landlords

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The law does not prescribe that the risk assessment be reviewed on an annual or biennial basis. It is important to review the assessment periodically in case anything changes but where there are difficulties gaining access to occupied housing units, appropriate checks can be made by carrying out inspections of the water system, for example, when undertaking mandatory visits such as gas safety checks or routine maintenance visits.

Legionella Risk Assessments vary in prices depending on the number of water outlets, cold water storage tanks, hot water cylinders, combi boilers and other water assets that may be present. The number of assets within your water system will determine the time spent on site and how long it will take to produce your report.

So how much does a legionella risk assessment cost? Across the industry, prices vary enormously often depending on the size of the company you use and their processes, the speed of works and professionalism.

Domestic legionella risk assessments can range tremendously with a number of plumbers, gas engineers and other tradesmen offering these assessments without the specialist training, it’s important to check that your assessor or engineer is properly qualified. Our prices start from £60 for multiple landlord properties.

Legionnaires’ disease, also known as Legionellosis, is a type of pneumonia, which can potentially be fatal. Those most at risk are the elderly and the very young, male over 50’s, the ill and smokers to name a few. Legionella bacteria can also cause other, less harmful illness such as Pontiac fever and Lochgoilhead fever, which can affect all people. The main route of infection is through inhalation, by inhaling airborne water droplets that contain Legionella. It cannot be spread from person to person and the majority of cases or outbreaks of the disease have been via domestic water services, evaporative cooling towers, and spa pools.

On average the time a legionella risk assessor spends on site is 30-60 minutes per property depending on the size of the property and the amount of water assets that form part of your water system.

Clear and easy access to rooms, lofts and buildings will play a part in time spent on site at your premises.

Yes, each property poses a risk of Legionella bacteria growth. And therefore each property or water system must be considered as separate.

The law does not prescribe that the risk assessment be reviewed on an annual or biennial basis. It is important to review the assessment periodically in case anything changes but where there are difficulties gaining access to occupied housing units, appropriate checks can be made by carrying out inspections of the water system, for example, when undertaking mandatory visits such as gas safety checks or routine maintenance visits.

Tenants should be advised of any control measures put in place that should be maintained eg not to adjust the temperature setting of the calorifier, to regularly clean showerheads and tenants should inform the landlord if the hot water is not heating properly or there are any other problems with the system so that appropriate action can be taken.

Where showers are installed, these have the means of creating and dispersing water droplets (aerosols) which may be inhaled causing a foreseeable risk of exposure to Legionella bacteria.  If used regularly (as in the majority of most domestic settings) the risks are reduced but in any case, tenants should be advised to regularly clean and disinfect showerheads.  Instantaneous electric showers pose less of a risk as they are generally cold water-fed and heat only small volumes of water during operation.

Please ensure that all areas of the water system are easily and safely accessible. In particular, cellars and loft spaces, they must be well lit, boarded of conditions to a level that satisfies the assessor on the day of site attendance.Should the levels of health and safety be insufficient for the assessment, a second visit will be necessary, after the safety measures have be implemented. Additional fees apply for further visits – terms & conditions apply.

The practical and proportionate application of health and safety law to landlords of domestic rental properties is that whilst there is a duty to assess the risk from exposure to Legionella bacteria to ensure the safety of their tenants, this does not require an in-depth, detailed assessment.  The risks from hot and cold water systems in most residential settings are generally considered to be low owing to regular water usage and turnover. A typical ‘low risk’ example may be found in a small building (eg housing unit) with small domestic-type water systems, where daily water usage is inevitable and sufficient to turn over the entire system; where cold water is directly from a wholesome mains supply (no stored water tanks); where hot water is fed from instantaneous heaters or low volume water heaters (supplying outlets at 50 °C); and where the only outlets are toilets and wash hand basins.

A simple assessment may show that there are no real risks and are being properly managed and no further action is needed.  It is important to review the assessment in case anything changes in the system.

Implementing simple, proportionate and appropriate control measures will ensure the risk remains low.  For most domestic hot and cold water systems, temperature is the most reliable way of ensuring the risk of exposure to Legionella bacteria is minimised ie keep the hot water hot, cold water cold and keep it moving.  Other simple control measures to help control the risk of exposure to Legionella include:

• flushing out the system prior to letting the property
• avoiding debris getting into the system (eg ensure the cold water tanks, where fitted, have a tight fitting lid)
• setting control parameters (eg setting the temperature of the hot water cylinder (calorifier) to ensure water is stored at 60°C)
• make sure any redundant pipework identified is removed.

The risk is further lowered where instantaneous water heaters (for example combi boilers and electric showers) are installed because there is no water storage.

It is important that water is not allowed to stagnate within the water system and so there should be careful management of properties left vacant for extended periods (eg student accommodation left empty over the summer vacation).  As a general principle, outlets on hot and cold water systems should be used at least once a week to maintain a degree of water flow and minimise the chances of stagnation. To manage the risks during non-occupancy, consideration should be given to implementing a suitable flushing regime or other measures such as draining the system if it is to remain vacant for long periods.