Why Is a Legionella Risk Assessment Important?

Legionella bacteria occur naturally in lakes, rivers and reservoirs. Problems arise when the bacteria enter artificial water systems and find suitable conditions to multiply.

Warm water, poor circulation, stagnant pipework, scale and biofilm all encourage bacterial growth. If contaminated water becomes airborne through showers, spray taps or similar outlets, people can inhale tiny droplets containing the bacteria. In some cases, this can lead to Legionnaires’ disease, which is a serious form of pneumonia.

Most domestic rental properties have relatively simple water systems and are considered low risk. However, low risk does not mean no risk. A suitable assessment helps identify any issues before they become a problem.

Do Landlords Have a Legal Responsibility?

Yes. Landlords have a duty to consider the risk of Legionella bacteria within their rental properties.

Under Section 3(2) of the Health and Safety at Work etc. Act 1974, landlords must take reasonable steps to protect tenants and other people who may be affected by their property. Guidance published by the Health and Safety Executive also explains that landlords should assess the risk and introduce suitable control measures where necessary.

In many domestic properties, these control measures are simple. For example, maintaining suitable hot water temperatures, ensuring little-used outlets are flushed regularly and keeping the water system clean can significantly reduce the risk.

What Happens During the Assessment?

Our assessment always begins with a detailed inspection of the property’s water system.

We take time to understand how the building is supplied with water before examining the accessible components. Depending on the property, the inspection may include hot water cylinders, cold water storage tanks, expansion vessels, pipework, showers, taps, flexible hoses and any other relevant equipment.

During the visit we also check water temperatures at representative outlets. Temperature control is one of the most effective methods of reducing Legionella growth, so accurate readings form an important part of the assessment.

Where accessible, we inspect pipe insulation, identify dead legs or redundant pipework and look for evidence of scale, corrosion or poor maintenance. We also consider whether water may remain stagnant because of low occupancy or infrequent use.

What Do We Look For?

Every property is different, but our assessor typically looks for:

• Hot water temperatures reaching recommended levels.
• Cold water temperatures remaining below recommended limits.
• Dead legs and redundant pipework.
• Little-used taps or showers.
• Poorly insulated pipework.
• Water storage tanks and their condition.
• Signs of corrosion, scale or biofilm.
• General cleanliness of the water system.
• Any features that could encourage bacterial growth.

Rather than simply recording defects, we explain why each observation matters and whether it presents a significant risk.

What Happens After the Inspection?

Following the site visit, we prepare a comprehensive Legionella risk assessment report.

The report explains the water system, identifies any hazards and provides practical recommendations where improvements are required. We avoid unnecessary technical language wherever possible so landlords and property managers can understand the findings easily.

If no significant issues are identified, the report confirms that the existing control measures appear suitable at the time of inspection. Where improvements are recommended, we prioritise them according to the level of risk.

Who Can Benefit From Our Service?

We carry out Legionella risk assessments for a wide range of clients across London and the surrounding areas.

Our clients include:

• Private landlords
• Letting agents
• Estate agents
• Property management companies
• Housing associations
• Local authorities
• Schools
• GP surgeries
• Dental practices
• Offices
• Hotels
• Hostels
• Care homes
• Retail premises
• Restaurants and cafés

Whether you own a single rental flat or manage multiple commercial properties, we can provide a professional assessment tailored to your needs.

Why Choose Smart Property Service Ltd?

Choosing the right assessor is important. We believe clients value honest advice, practical recommendations and reports that are easy to understand.

When you instruct Smart Property Service Ltd, you can expect:

• Professional site inspections.
• Clear and detailed reports.
• Competitive fixed prices.
• Fast turnaround times.
• Friendly and reliable service.
• Practical recommendations based on the property’s condition.
• No unnecessary remedial work.

We regularly work with landlords, estate agents and property managers, so we understand the importance of providing reports quickly without compromising quality.

How Much Does a Legionella Risk Assessment Cost?

The cost depends on the size of the property and the complexity of the water system.

Small residential properties and simple commercial premises generally cost less because they have fewer water assets to inspect.

Larger buildings, such as hotels, schools, care homes and healthcare facilities, usually require a more detailed inspection and therefore involve additional time on site.

If you are unsure which type of assessment you need, simply contact us with your property details and we will provide a competitive quotation with no obligation.

Additional Property Services

Many of our clients require more than one compliance service. To save time and reduce costs, we also provide:

• Fire Risk Assessments
• EPC Certificates
• Asbestos Management Surveys
• Floor Plans
• Lease Plans
• Property Photography
• Inventory and Check-in/Check-out Reports

Combining services often allows landlords and managing agents to arrange everything during a single visit.

General Steps of a Legionella Risk Assessment

Every property is different, so no two Legionella risk assessments are exactly the same. However, we generally follow the same structured process to ensure the water system is assessed thoroughly and any potential risks are identified.

1. Initial Property Survey

We begin by inspecting the property and gaining an understanding of the water system. This includes identifying where the mains water enters the building, how hot and cold water are distributed, and whether there are any storage tanks, hot water cylinders or other water assets.

2. Inspection of the Water System

Our assessor examines all accessible parts of the water system. Depending on the property, this may include hot water cylinders, cold water storage tanks, taps, showers, expansion vessels, pipework and other associated equipment. We also look for any signs of poor maintenance or conditions that could encourage bacterial growth.

3. Identification of Potential Risks

During the inspection, we identify anything that could increase the likelihood of Legionella bacteria multiplying. Common examples include stagnant water, dead legs, little-used outlets, damaged insulation, excessive scale, corrosion, or water temperatures that fall within the range where Legionella bacteria can grow.

4. Water Temperature Checks

Temperature control plays an important role in reducing Legionella risks. We take representative hot and cold water temperature readings from selected outlets to check whether the system is operating within recommended limits. These readings help us assess whether the existing control measures are effective.

5. Risk Assessment

After collecting all the information, we evaluate the overall level of risk. We consider the condition of the water system, how frequently it is used, the likelihood of bacterial growth and the potential exposure to building occupants. This allows us to determine whether the current arrangements are satisfactory or if improvements are required.

6. Recommendations

Where necessary, we provide practical recommendations to reduce identified risks. These may include removing dead legs, improving water temperatures, flushing infrequently used outlets, cleaning or descaling fittings, improving insulation or introducing a planned maintenance programme. Our recommendations are proportionate to the level of risk and based on current industry guidance.

7. Comprehensive Report

Once the inspection is complete, we prepare a detailed Legionella Risk Assessment report. The report explains our findings, identifies any hazards, includes temperature readings where applicable and provides clear recommendations. It also serves as evidence that the property has been assessed and can help landlords and duty holders demonstrate compliance with their legal responsibilities.

8. Ongoing Review

A Legionella risk assessment should not be treated as a one-off exercise. It is good practice to review the assessment periodically or whenever there are significant changes to the water system, the way the building is used or the occupancy. Regular reviews help ensure that control measures remain effective and that the risk continues to be managed appropriately.

Book Your Legionella Risk Assessment in London

If you need a professional Legionella Risk Assessment in London, we’d be happy to help.

Whether you own a buy-to-let property, manage an HMO or look after commercial premises, we can provide a thorough inspection together with a detailed report and practical recommendations.

To request a quotation or arrange an appointment, please contact Smart Property Service Ltd on 01442 939006 or 07860 540077.

We proudly provide Legionella risk assessments throughout London, Hertfordshire and London within the M25, helping landlords and businesses manage their water systems with confidence.