Legionella bacteria are a health threat that can lurk within any property’s water system should the conditions be right for them to flourish. Exposure to these microorganisms can result in Legionnaires’ disease—a severe and potentially life-threatening type of pneumonia. For employers, property managers, and landlords, conducting routine Legionella risk assessments isn’t only smart practice—it’s the law.
In this blog, we’ll explore what a Legionella risk assessment involves, why it’s essential, and how it protects both occupants and property owners.
What Is Legionella?
Legionella is a type of bacterium found naturally in freshwater environments like lakes and rivers. While harmless in low concentrations in the wild, it can become dangerous when it grows in man-made water systems such as tanks, cooling towers, hot tubs, or even domestic plumbing.
If the contaminated water is breathed in as small droplets—such as when it comes from showers, taps, or air conditioning systems—it can lead to Legionnaires’ disease. Anyone can get this disease, but it is particularly threatening to individuals with compromised immune systems, older people, and those with respiratory problems.
Why a Legionella Risk Assessment Is Necessary
A Legionella risk assessment is carried out to determine whether there are potential dangers within a property’s water system and implement steps to reduce the risk. It is a statutory requirement under the Health and Safety at Work Act 1974 and Control of Substances Hazardous to Health Regulations (COSHH).
For landlords, this involves ensuring that their rented properties, whether residential, commercial, or mixed-use, are safe for occupants and guests. A proper risk assessment safeguards:
- Health and Safety – Protecting against outbreaks of Legionnaires’ disease.
- Legal Compliance – Prevention of fines or enforcement action for not complying with the law.
- Reputation – Show of good faith to tenants and stakeholders.
When Do You Need to Conduct a Legionella Risk Assessment?
Risk assessments should be performed:
- Before a property being let to new tenants.
- Periodically throughout a tenancy, based on the nature of the property and its water systems.
- Whenever there are modifications to the water system or its use, for instance, following refurbishment, prolonged vacancy, or the fitting of new apparatus.
- A normal review period is every two years, but buildings with more complicated or higher-risk systems might need more regular checks.
What’s Involved in a Legionella Risk Assessment?
A professional Legionella risk assessment entails:
Checking of the Water System
Plotting the water system to locate all elements, including tanks, pipework, and outlets.
Temperature Tests
Hot and cold water must be stored and distributed at below 20°C and 60°C or greater, respectively, and distributed at a minimum of 50°C. Legionella grows between 20°C and 45°C; hence, temperature control is one of the prevention measures.
Detecting Stagnation Risk
Unused pipes, infrequently used taps, and storage tanks all have the potential to allow water to become stagnant, providing perfect conditions for bacterial growth.
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