Guidance for landlords on legionella risk assessments

Any landlord knows that adhering to laws, regulations and requirements are well and truly part of the job description. It’s important to be well aware of your responsibilities when it comes to electrical, gas and EPC safety – but have you considered the safety of your rental property’s water?

An unsafe water supply could be a prime spot for legionella bacteria to grow and spread. Whilst most properties will be deemed as low risk, residential landlords nonetheless have a responsibility to carry out a legionella risk assessment to check that their water supply is safe, gauge the risks of legionella bacteria in their water and subsequently do whatever is necessary to keep their tenants safe.

In this article, we explain the risks of legionella, how you can carry out a legionella risk assessment and whether or not this is a legal requirement for landlords.

What is legionella?

Legionella is a hazardous bacteria found in water stored at temperatures between 20°C – 45°C degrees. This makes hot and cold water systems in homes an ideal environment for it to grow in. If water containing legionella is ingested or inhaled through mist or spray dispersed into the air, this can lead to legionnaires’ disease. Think taps and showers, air conditioning systems, humidifiers and hot tubs.

The risk of contamination is particularly high in properties that have been left empty for long periods or have compromised pipework as rust, scale, sludge and biofilm ‘feed’ the bacteria. Older properties with open water tanks that allow water to stagnate also have a much higher risk of legionella.

The risk significantly decreases, however, in properties with combi boilers. These systems keep the water moving, making it difficult for bacteria to develop.

What is legionnaires’ disease?

Legionnaires’ disease is an infectious and potentially fatal form of pneumonia. It has the potential to be very serious, causing high fevers, coughing, headaches, shortness of breath and nausea. These symptoms often last between 2 – 20 days and are treated with a course of antibiotics.

Legionnaires’ disease affects the lungs and symptoms can be worse in people over 45 years old, smokers, heavy drinkers and those with a weakened immune system.

What is a legionella risk assessment?

Landlords can carry out a legionella risk assessment to combat legionella bacteria. A legionella risk assessment involves testing or sampling the water in your rental property and will generally cover all of the water systems.

The level at which these legionella checks are carried out will depend on the type of property in question. A typical ‘low-risk’ property with a modern domestic-type water system where water is used daily is unlikely to need an in-depth and detailed legionella risk assessment.

In these cases, you may feel confident to carry out legionella checks yourself, but if you are unsure then it’s always advisable to arrange for a professional to do it on your behalf – especially if your property is potentially high-risk.

Legionella testing requirements

Legionella testing requirements involve:

• Digitally recording the water temperature of every hot and cold tap on the property, including outside taps
• Reading the outlet pipes from water tanks
• Assessing the type and condition of the water system
• Inspecting every tap and shower head
• Identifying who is at risk – is anyone particularly vulnerable due to age or health issues?
• Testing the water for legionella either by using a test kit yourself or enlisting a professionak
• Recording the findings
• Taking action to minimise the risk
• Reviewing regularly as needed.

If you book a professional legionella inspection, you should receive a report containing your findings and suggested control measures. The length and depth of the assessment will depend on your property.

For instance, a low-risk small property with a combi-boiler could take just twenty minutes to assess. A larger, older property with hot and cold water systems could take an hour or more.

How often should legionella checks be done?

It is recommended that you should carry out legionella checks and conduct a legionella risk assessment every two years and/or before every new tenancy. If your property sits within the higher-risk category then it’s a good idea to reassess every three months.

In either case, assessments should always be reviewed if there are any changes to the water system within your property.

Is a legionella risk assessment mandatory for landlords?

So, amongst all of the other regulations and requirements to comply with as a landlord, should you be throwing a legionella risk assessment into the mix? You have a legal duty to protect the health and safety of your tenants and therefore need to ensure that your property’s water is safe to drink and use.

With that in mind, it is strongly recommended that you regularly assess and take the necessary steps to control the risk of legionella in your water supply. However, it is not mandatory by health & safety law in England & Wales to have a professional assessment carried out or to obtain a ‘Legionnaires testing certificate’.

The same cannot be said for landlords in Scotland. They are legally required to have a legionella risk assessment carried out by a professional in the same way that you would be expected to have a Gas Safety Record, for instance.

How can landlords minimise the risk of legionella?

After you have carried out your legionella risk assessment, no matter the outcome, there are several simple control measures that you can implement to keep that risk factor down. These include:

• Flushing out the water system before the start of each tenancy and weekly during void periods
• Keeping water systems and tanks well-fitted to avoid debris from getting in
• Setting temperature control parameters (hot water should always be stored at 60°C degrees)
• Removing any faulty or redundant pipework.

Make sure your tenants are aware of the measures you’ve taken and request that they let you know promptly of any issues or changes regarding the water system. You could also ask them not to adjust the temperature parameters and to regularly clean and disinfect the showerheads.

Remember, the risk of legionella is usually pretty low. It’s not something most landlords need to worry about – especially in modern properties. That being said, it’s certainly not something to be overlooked. Most legionella risk assessments are a 20-minute job that you can carry out yourself with a little research and the peace of mind that knowing your water supply is safe for your tenants is invaluable.

At CIA, we know that providing a safe property and landlord service is paramount. Protect your property with landlord insurance by giving us a call on 01788 818670 today or get a quote online.