If you’re a landlord, managing agent or employer, you have a legal duty to manage the risk from Legionella bacteria in your water system. We carry out every Legionella risk assessment in London and the Home Counties with the same practical, honest approach. Adil Abbasi visits the property himself, inspects the water system and writes up a clear report with simple steps to keep it safe. We work with landlords, blocks of flats, offices, shops, dental practices, schools and other commercial premises.
In nature, Legionella bacteria live in rivers and lakes, although only in small numbers. However, they can multiply quickly in man-made water systems when the conditions are right. They grow best in water between 20°C and 45°C, especially where water sits still or where there’s rust, sludge or limescale for them to feed on.
People catch Legionnaires’ disease by breathing in tiny droplets of contaminated water, for example from a shower, a spray tap or a cooling system. It’s a serious form of pneumonia, and older people, smokers and anyone with a weakened immune system face the greatest risk. It doesn’t spread from person to person, and you can’t catch it by drinking water.
Under the Health and Safety at Work etc. Act 1974, landlords have a duty of care for their tenants’ health and safety. The Control of Substances Hazardous to Health Regulations 2002 also cover biological agents such as Legionella. As a result, the HSE says landlords must assess the risk from Legionella in the properties they let.
If you employ people or control business premises, the same laws apply. Offices, shops, restaurants, gyms, hotels, schools and care homes all need to assess and control the risk. In addition, if you employ five or more people, you must record the significant findings.
Freeholders and managing agents also need to consider shared water systems, such as communal tanks, bin store taps and plant rooms. HMOs often have larger, more complex systems, so the risk can be higher than in a typical family home.
Dental surgeries and clinics face extra scrutiny, because their patients may be more vulnerable and their equipment uses water in fine sprays. Their water systems therefore need careful management and regular checks.
We believe in giving landlords the facts, rather than selling them things they don’t need. That’s especially important with Legionella, because there’s a lot of confusing advice around. So here’s what the HSE actually says about rental homes.
Firstly, the law doesn’t require a “Legionella certificate”. Secondly, routine testing for Legionella bacteria usually isn’t necessary in ordinary homes. Thirdly, the risk in most rental properties is low, because people use the water every day. For a simple flat with a combi boiler, a straightforward assessment is often all you need.
So why use a professional? Many landlords don’t have the time or confidence to assess the system themselves, especially with stored hot water, cold water tanks or several flats on one supply. Letting agents and insurers also often ask for an independent report. If a tenant ever fell ill, a written assessment from a competent person would help show that you met your duty.
During the visit, we inspect the whole water system and look at the factors that allow Legionella to grow.
Firstly, we measure hot and cold water temperatures at key outlets. You should store hot water at 60°C or above, and it should reach at least 50°C at the taps. Cold water, on the other hand, should stay below 20°C.
Next, we inspect cold water storage tanks and hot water cylinders. We check for missing or loose lids, debris, sludge, rust and anything that could allow contamination.
We also look for taps and showers that people rarely use, and for redundant pipework where water can stagnate. These are common problem areas, especially in larger buildings and HMOs.
Then we check showerheads, hoses and other outlets that create a spray. If they’re scaled up or dirty, they can harbour bacteria.
Finally, we review how you manage the system day to day. That includes any temperature records, flushing logs and maintenance contracts.
Afterwards, you’ll receive a clear written report that includes:
We write it in plain English, so you know exactly what to do and why.
Fortunately, most of the controls are easy, and many cost nothing at all. For example:
The law doesn’t set a fixed review period. Instead, the HSE says you should review your assessment regularly, and whenever something changes. That includes alterations to the water system, a change of tenant or use, or a long period when the property stands empty.
Generally, commercial premises and buildings with stored water need more frequent checks than a small rental flat. We’ll recommend a sensible review date that suits your property.
Generally, our Legionella risk assessments start from [£X] + VAT for a small rental property. The price depends on the size of the building, how complex the water system is and how many outlets we need to check. Either way, we’ll agree a fixed price with you before we visit.
We carry out Legionella risk assessments across the region, including Hemel Hempstead, Watford, St Albans, Harrow, Luton, Aylesbury and Milton Keynes. We also cover every London borough.
Many landlords book several assessments together, since we can usually complete them in one visit. Alongside Legionella risk assessments, we also offer asbestos surveys, asbestos management surveys, fire risk assessments, health and safety risk assessments and Energy Performance Certificates.
For more background, the NRLA also publishes helpful Legionella guidance for landlords.
Yes. Landlords must assess the risk from Legionella and keep it under control. However, the law doesn’t require a certificate, and the assessment for a simple home doesn’t need to be complicated.
Usually not, in an ordinary rental home. Temperature checks are normally the best way to show that the system is under control. You’d generally only need testing in specific situations, such as some commercial or healthcare systems.
Most rental flats and houses generally take under an hour on site. Larger buildings, HMOs and commercial premises take longer, depending on the size of the system.
Yes, if you understand the risks and your water system. Many landlords prefer a professional assessment, though, because it saves time and gives them an independent written record.
Call Adil on 01442 939006 or 07860 540077, email info@theasbestossurveylondon.co.uk, or send us a message. We’ll then reply quickly with a free, fixed quote.