Why Legionella risk assessments Matter for landlords

Legionella is an important consideration across the world. It is not confined to one type of property, one sector or even one country. Wherever water systems are used and maintained, there is potential for Legionella bacteria to develop if conditions allow it.

Closer to home, English and Welsh landlords have a clear responsibility to manage the risk in their rental properties. While Legionella risk can be low in a domestic setting, it still needs to be assessed properly. That is why Urpad is implementing regular Legionella testing and review as part of responsible property management.

Legionella bacteria can grow in water systems where water becomes stagnant or sits at the wrong temperature. If contaminated water droplets are inhaled, it can cause Legionnaires’ disease, a potentially serious form of pneumonia.

The risk is usually greatest where there are hot and cold water systems, unused outlets, stored water, dead legs in pipework, or properties that have been empty for any period of time. That means landlords need to think about water safety as part of their wider landlord compliance duties.

The Health and Safety Executive (HSE) is clear that landlords have legal responsibilities to keep rental properties safe and free from health hazards. This includes assessing the risk from Legionella and taking sensible steps to control it. Landlords should:

• identify whether there is a risk from their water system.
• take proportionate steps to reduce that risk.
• keep a record of what has been done.
• review the assessment when circumstances change.

Although the law does not yet prescribe an exact review period, regular reassessment is a sensible and widely used approach, especially where properties are managed by letting agents or property management companies. The HSE expects landlords to keep risk assessments current, which means reviewing them when there are changes in occupancy, property condition, plumbing, or water use patterns.

That is why a biannual review, as Urpad has suggested, is a practical and responsible approach. It helps ensure that any changes to the property or tenancy are picked up, and it gives landlords a clear paper trail if compliance is ever questioned.

A Legionella risk assessment for landlords is usually straightforward, but it needs to be done properly. Key risk factors include:

• water that stands unused for long periods.
• dead legs or redundant pipework.
• old or poorly maintained tanks.
• hot water stored or distributed at unsafe temperatures.
• cold water that is not kept cold enough.
• vacant properties that are not flushed through regularly.

Simple control measures can make a difference. These include flushing outlets before a new tenancy, keeping hot water hot enough, ensuring cold water remains cold, and checking that tanks and pipework are in good condition.

While there is no fixed “Legionella fine” for landlords, failure to assess and control the risk can lead to enforcement action if tenants are exposed to unsafe conditions. In more serious cases, fines can be substantial.

Courts do take Legionella issues seriously.  In 2024, Sanctuary Housing, a provider of sheltered accommodation, was fined £900,000 for putting its residents at risk of Legionella contamination. This just goes to show the importance of risk management, regular checks and a documented compliance process.

That case involved a large housing provider, but the principle is the same for private landlords: if you are responsible for a property, you are responsible for managing the risks in it.

There is increasing focus on landlord health and safety duties, and Legionella is very much part of that conversation. Although there is currently no specific statutory requirement for a fixed-period test certificate in domestic rental properties, landlords are expected to act reasonably and proportionately under health and safety law.

As the rental sector becomes more regulated, it would not be surprising to see more emphasis on documented risk assessments, clearer record keeping and stronger enforcement of water safety. For landlords, that means getting ahead of the issue now rather than waiting for legislation or enforcement to tighten further.

At Urpad, we believe compliance should be taken seriously. Legionella is a good example of a risk that is often manageable, but only if it is considered properly and reviewed regularly.

By conducting a biannual review, we:

• protect tenant health and safety.
• stay on top of compliance.
• reduce the risk of enforcement or claims.
• demonstrate that reasonable steps have been taken.
• keep properties professionally managed.

For landlords, if the HSE start asking questions, it’s not whether a property feels safe, it’s whether you can show that the right checks have been done and the right action has been taken.

Legionella risk assessments are a small but important part of responsible property management. They do not need to be complicated, but they do need to be current, documented and taken seriously.

Whether you own a portfolio of one property or many, regular review is a sensible way to protect your tenants and your investment. At Urpad, we are committed to helping landlords stay compliant and confident in every aspect of their property management.

If you would like support with Legionella risk assessments or wider landlord compliance, get in touch with Urpad.