The Landlord's Guide to Legionella Risk Assessments

Of all the compliance obligations that landlords in Middlesbrough and Teesside must meet, legionella risk assessments are among the least understood. Many landlords have heard of them but are unsure whether they need one, what the assessment involves, or how much it costs. The reality is that the legal duty is clear, the process is straightforward, and the consequences of ignoring it can be serious.

What Is Legionella?

Legionella is a type of bacteria that can grow in water systems, particularly where water is stored at temperatures between 20 and 45 degrees Celsius. When contaminated water is dispersed as fine droplets — through showers, taps, or cooling systems — the bacteria can be inhaled and cause Legionnaires' disease, a severe form of pneumonia that can be fatal.

Domestic water systems in rental properties are generally lower risk than large commercial systems, but they are not risk-free. Conditions that promote legionella growth include stagnant water, water stored at incorrect temperatures, and poorly maintained or infrequently used outlets.

Your Legal Duty as a Landlord

The Health and Safety Executive's Approved Code of Practice L8 and the associated guidance document HSG274 Part 2 set out the requirements for managing legionella risk in domestic water systems. While these documents do not specifically mention "landlords," the duty falls on anyone who controls a water system that could pose a risk to others — which includes landlords and letting agents managing rental properties.

In practical terms, every landlord with a rental property in England has a duty to:

1. Assess the risk of legionella in the property's water system
2. Implement control measures to minimise identified risks
3. Keep records of the assessment and any actions taken
4. Review the assessment periodically, particularly when there are changes to the water system or the property's use

This applies to all privately rented properties in Middlesbrough and across Teesside, regardless of property type.

What Does the Assessment Involve?

A legionella risk assessment for a domestic rental property is not an elaborate or invasive process. A competent assessor will typically:

Inspect the cold water system — checking the cold water storage tank (if present), noting its condition, whether it has a fitted lid, whether there is evidence of contamination or debris, and measuring the water temperature at outlets. Cold water should be delivered below 20 degrees Celsius.

Inspect the hot water system — checking the boiler or immersion heater settings, measuring hot water temperature at outlets (which should be above 50 degrees Celsius within one minute of running), and assessing the condition of any hot water storage cylinders.

Check for dead legs — sections of pipework that are no longer connected to an active outlet but still contain water. Dead legs are a common risk factor because stagnant water provides ideal conditions for bacterial growth.

Assess infrequently used outlets — taps, showers, or other water outlets that are rarely used, such as in a guest bathroom or utility room. Water that sits in pipes for extended periods is at higher risk.

Review the overall system — checking for cross-connections, backflow risks, and any other factors that could compromise water quality.

The assessor will then produce a written report detailing the findings, the level of risk, and any recommended actions.

What Does It Cost?

For a standard domestic rental property — the type of two or three-bedroom house that makes up much of the Middlesbrough rental market — a legionella risk assessment typically costs between £50 and £120. The exact price depends on the complexity of the water system and the assessor you use.

This is a modest cost that is valid for two to three years in most cases, unless there are changes to the water system or the property remains unoccupied for an extended period.

Some landlords choose to conduct the assessment themselves. The HSE guidance does not require a specialist to carry out a domestic assessment, and for a straightforward property with a combi boiler and no stored water, a competent landlord can perform and document the assessment using available templates. However, for properties with cold water storage tanks, hot water cylinders, or more complex systems, using a qualified assessor is strongly recommended.

Common Risk Factors in Teesside Properties

Certain features common in Middlesbrough's rental housing stock warrant particular attention:

Cold water storage tanks in lofts — older terraced and semi-detached properties in postcodes like TS1, TS3, and TS5 often have cold water tanks in the roof space. These should have properly fitted lids, be free from debris and contamination, and the water should be stored below 20 degrees Celsius. Tanks that are old, damaged, or uncovered are a significant risk factor.

Properties with hot water cylinders — where hot water is stored rather than heated on demand by a combi boiler, the cylinder temperature is critical. The thermostat should be set to at least 60 degrees Celsius to kill legionella bacteria, while the water at the tap should reach 50 degrees within one minute.

Void periods — properties that sit empty between tenancies are at increased risk because water stagnates in the pipework. If a Middlesbrough rental property has been vacant for more than a week, running all outlets for several minutes before a new tenant moves in is a simple but effective precaution.

Shower heads and hoses — flexible shower hoses and heads can harbour bacteria in the scale and biofilm that accumulates over time. Regular cleaning or replacement reduces this risk.

Control Measures for Landlords

Most of the measures needed to manage legionella risk in a domestic rental property are straightforward and low-cost:

• Set the hot water thermostat to 60 degrees Celsius at the cylinder, ensuring delivery at the tap exceeds 50 degrees
• Ensure cold water is stored and delivered below 20 degrees Celsius
• Remove or cap off any dead legs in the pipework
• Flush the water system after void periods — run all taps and showers for at least two minutes before a new tenant moves in
• Replace old or damaged cold water storage tanks — fit insulation and a properly sealed lid
• Advise tenants to run any infrequently used outlets at least weekly
• Clean and descale showerheads regularly, or replace them at each tenancy change

Record Keeping

Keep a copy of your legionella risk assessment alongside your other property compliance documents. If you use a letting agent, they should hold this on file and ensure the assessment is reviewed at appropriate intervals.

Records should include the date of the assessment, the name and qualifications of the assessor, the findings, any recommended actions, and confirmation that those actions have been completed. In the event of an investigation following a legionella incident, being able to demonstrate that you assessed the risk and took reasonable steps to manage it is your primary defence.

How Ascot Knight Manages Legionella Risk

For our fully managed landlords in Middlesbrough and across Teesside, legionella risk management is included as part of our compliance service. We arrange assessments, implement recommended control measures, flush water systems during void periods, and maintain records that demonstrate your ongoing compliance.

If you are a landlord unsure whether your property has a current legionella risk assessment, or if you want to ensure your water system meets the required standards, contact the Ascot Knight team. We will ensure your property is compliant and your tenants are safe.