Legionella Risk Assessments in Line with ACOP L8 and HSG274
Legionella bacteria can cause Legionnaires' disease, a potentially fatal form of pneumonia. Controlling the risk is a legal duty for anyone who owns, manages or operates a water system. Safe and Sealed provides thorough Legionella risk assessments for domestic and commercial properties across the UK.
Legionella bacteria are found naturally in freshwater environments and can multiply rapidly in poorly maintained water systems, particularly where water temperatures are between 20°C and 45°C and where nutrients such as scale, rust or organic matter are present. When contaminated water is breathed in as a fine mist or aerosol, the bacteria can cause Legionnaires' disease, a serious and potentially life-threatening illness.
Under the Health and Safety at Work etc. Act 1974, the Control of Substances Hazardous to Health Regulations 2002 (COSHH) and the associated Approved Code of Practice (ACOP L8), those who have control of water systems have a duty to manage and control the risks from Legionella. This applies to employers, building owners, landlords and any person who manages premises with a water system.
Safe and Sealed carries out Legionella risk assessments in full compliance with ACOP L8 and the associated Technical Guidance HSG274, providing clear risk ratings and practical control recommendations.
Our Legionella Risk Assessment Services
Legionella Risk Assessments for Commercial Properties
Commercial premises with water systems, including hot and cold water services, cooling towers, spa pools and decorative water features, are subject to the legal duty to identify and manage Legionella risk.
We carry out Legionella risk assessments for:
- Offices and business premises
- Hotels, guesthouses and hospitality venues
- Leisure centres and sports facilities
- Healthcare and care settings
- Retail premises and shopping centres
- Industrial sites and manufacturing facilities
- Schools, colleges and educational establishments
- Multi-occupancy commercial buildings
Our assessments identify all potential risk sources within the water system, evaluate the likelihood and severity of exposure, and produce a clear written report with recommended control measures and a management action plan.
Legionella Risk Assessments for Domestic Properties and Landlords
Landlords of residential properties have a legal duty to assess and control the risk of exposure to Legionella. This includes standard buy-to-let properties, short-term and holiday lets (including AirBnBs), HMOs, supported living accommodation and care homes.
Safe and Sealed provides:
- Legionella risk assessments for single let residential properties
- Assessments for short-term and holiday lets, including AirBnBs
- Assessments for houses in multiple occupation (HMOs)
- Reviews for supported living, sheltered housing and care home settings
- Written documentation that landlords can keep on record to demonstrate compliance
Many landlords are unaware of their obligations in this area. A Legionella risk assessment is not just good practice; it is a legal requirement and forms part of the wider duty of care to tenants.
Clear Risk Ratings and Control Measures
Our Legionella risk assessment reports are structured to be practical and easy to understand. Every report includes:
- A description of all water systems and potential risk sources identified on site
- A risk rating for each identified hazard, categorised as low, medium or high
- Detailed, prioritised recommendations for control measures
- Guidance on monitoring and management requirements, including temperature checks, flushing regimes and routine inspection schedules
- A written management action plan, ready to implement
We also advise on the development or review of a Written Scheme of Control (the Legionella control programme required for higher-risk systems) and can support with ongoing monitoring and compliance management on a retained basis.
Who We Work With
- Landlords and property investors managing residential, HMO and AirBnB properties
- Letting agents and property management companies
- Short-term and holiday let operators, including AirBnB hosts
- Hospitality and leisure operators responsible for hotel rooms, spas and leisure facilities
- Facilities management companies with responsibility for building water systems
- Healthcare providers, care operators and educational establishments
Frequently Asked Questions
Legionella is a type of bacteria found naturally in water. When water systems are poorly maintained, Legionella can multiply to dangerous levels. If contaminated water is released as a fine spray or mist and inhaled, it can cause Legionnaires' disease, a serious form of pneumonia that can be fatal, particularly for older people, smokers and those with underlying health conditions.
Yes. If you have control over water systems in a premises, whether as an employer, building owner or landlord, you have a legal duty to assess and manage the risk of Legionella under the Health and Safety at Work Act 1974, COSHH Regulations and ACOP L8.
Yes. The Health and Safety Executive (HSE) is clear that landlords are dutyholders and must assess the risk of Legionella in their rental properties. For most standard domestic properties, the risk will be low and straightforward to manage, but the assessment must still be carried out and documented.
There is no statutory fixed interval, but ACOP L8 advises that assessments should be reviewed at least every two years, and immediately following any significant change to the water system, building use or occupancy. The control measures (such as temperature monitoring and flushing) should be carried out on an ongoing basis in line with the assessment findings.
ACOP L8 is the Health and Safety Executive's Approved Code of Practice for the control of Legionella bacteria in water systems. It provides the legal framework within which Legionella risk must be managed. Compliance with ACOP L8 is the accepted standard in the industry. HSG274 provides the associated technical guidance for specific water system types.
A Written Scheme of Control is a documented programme of preventive and control measures for managing Legionella risk in higher-risk water systems (such as cooling towers and evaporative condensers). It sets out the control strategy, monitoring requirements, inspection frequencies and the responsibilities of those involved. We can prepare or review a Written Scheme of Control as part of our assessment service.
Yes. If you are a landlord or operator of a short-term let property, including those listed on AirBnB and similar platforms, you have the same legal duty to assess and control the risk of Legionella as any other landlord. Properties that are left unoccupied between bookings can be particularly susceptible to stagnation in the water system, which increases the risk.