landlords
Legionella Risk Assessments for London Landlords: Your Complete Guide
Are London Landlords Required to Carry Out Legionella Risk Assessments?
Yes — under the Health and Safety at Work Act 1974 and the Control of Substances Hazardous to Health Regulations 2002 (COSHH), London landlords have a legal duty to assess the risk of Legionella in their rental properties. The Health and Safety Executive (HSE) guidance document L8 sets out how this should be done.
What Is Legionella and Why Does It Matter in London?
Legionella bacteria thrive in water systems where temperature falls between 20°C and 45°C and water can stagnate. Legionnaires' disease is a potentially fatal form of pneumonia contracted by inhaling contaminated water droplets. London's aging housing stock, complex plumbing systems and high tenant turnover (especially in HMOs) create conditions where Legionella can proliferate.
What Does a Legionella Risk Assessment Cover?
- Water system mapping — identifying all cold and hot water outlets
- Temperature testing — hot water should reach 50°C at taps within 60 seconds
- Identifying little-used outlets that may allow water to stagnate
- Checking thermostatic mixing valves (TMVs) are set correctly
- Assessing condition of tanks, cylinders and pipework for biofilm risk
- Recommending remedial actions if any risks identified
Frequently asked questions
How often does a London landlord need a Legionella risk assessment?
The HSE recommends that risk assessments are reviewed when there is reason to believe they may no longer be valid — typically every 2 years for standard residential properties, or after any significant change to the water system, a change of tenancy, or a period of low or no occupancy. Many London councils and HMO licensing conditions require a current assessment as part of licensing.
Can a landlord carry out their own Legionella risk assessment?
The HSE allows competent landlords to carry out their own assessments for simple domestic properties. However, for HMOs, properties with complex plumbing, unvented cylinders or multiple outlets, a professional assessment is recommended. Professional assessments provide documented evidence of due diligence that a self-assessment may not.
What remedial actions might a Legionella risk assessment recommend?
Common recommendations for London rental properties include: adjusting hot water cylinder thermostat to 60°C, insulating cold water pipes running near heat sources, flushing outlets that are little used, fitting TMVs that can be periodically removed for descaling, replacing old copper hot water cylinders with unvented systems, and establishing a monthly flushing regime for guest bathrooms.