Legionella Risk Assessments
Professional water system assessments to protect tenants from Legionnaires' disease across all Edinburgh districts
Legionella Risk Assessment Service
Legionella risk assessments are a crucial part of landlord obligations to ensure tenant safety. These assessments identify and evaluate the risks associated with Legionella bacteria in your property's water systems, which can cause Legionnaires' disease, a potentially fatal form of pneumonia.
At TotalTenantCare, our qualified assessors conduct thorough inspections of your property's water systems to identify potential risks and provide practical recommendations to ensure compliance with health and safety regulations.
What's Included in Our Legionella Risk Assessment
- Comprehensive inspection of all water systems
- Identification of potential Legionella growth conditions
- Assessment of hot and cold water storage systems
- Evaluation of water temperature at various outlets
- Inspection of shower heads and tap aerators
- Review of water flow and stagnation potential
- Detailed written report with findings and risk ratings
- Specific recommendations for minimizing risks
- Schematic drawing of water system (for complex properties)
Legal Requirements for Landlords
Health and Safety Legislation
As a landlord in Edinburgh, you have legal obligations regarding Legionella risk management:
- •Health and Safety at Work Act 1974 requires landlords to ensure the health and safety of tenants
- •Control of Substances Hazardous to Health Regulations 2002 (COSHH) specifically addresses biological agents including Legionella bacteria
- •L8 Approved Code of Practice (ACOP) requires assessment and control of Legionella risks
- •HSG274 Part 2 provides specific guidance for hot and cold water systems in residential settings
- •Housing Health and Safety Rating System (HHSRS) identifies Legionella as a potential hazard in rental properties
Understanding Legionella Risk
Legionella bacteria thrive in conditions commonly found in domestic water systems:
- •Water temperatures between 20-45°C (ideal growth at 37°C)
- •Stagnant water (especially in unused properties or rarely used outlets)
- •Water system sediment and biofilm that can harbor bacteria
- •Poor water flow design creating dead legs or stagnation points
- •Stored or recirculated water systems (tanks, cisterns, etc.)
Properties at higher risk include those with older plumbing systems, properties that are vacant for extended periods, and those with complex water systems including storage tanks.
About Legionnaires' Disease
What is Legionnaires' Disease?
Legionnaires' disease is a serious lung infection caused by inhaling small droplets of water containing Legionella bacteria. It's a form of pneumonia that can be fatal, especially for vulnerable individuals such as the elderly, smokers, and those with compromised immune systems.
Symptoms include:
- •High fever (often 104°F/40°C or higher)
- •Cough (which may bring up mucus and sometimes blood)
- •Shortness of breath
- •Chest pains
- •Gastrointestinal symptoms such as nausea, vomiting, and diarrhea
- •Confusion or mental changes
How is it transmitted?
The disease is contracted by inhaling small water droplets (aerosols) containing the bacteria. In rental properties, potential sources include shower heads, taps, air conditioning systems, and hot water systems. The bacteria are not transmitted from person to person.
As a landlord, ensuring your water systems are properly assessed and maintained is crucial not only for legal compliance but for protecting the health of your tenants.
Our Legionella Assessment Process
Initial Consultation
We collect basic information about your property, its water systems, and occupancy patterns to prepare for the assessment and determine your specific requirements.
On-Site Inspection
Our qualified assessor visits your property to inspect all water systems, check water temperatures, assess design and operation of systems, and identify potential risk factors for Legionella growth.
Risk Analysis
We evaluate all findings to determine the level of risk associated with your property's water systems, considering factors such as water temperature, system design, usage patterns, and potential for aerosol generation.
Detailed Report
We provide a comprehensive written report documenting all findings, risk assessments, and specific recommendations to control Legionella risks. The report serves as evidence of compliance with health and safety regulations.
Control Scheme & Follow-up
We develop a water management plan tailored to your property, including routine monitoring procedures, maintenance schedules, and tenant information. We can also provide follow-up services to help implement recommendations.
Frequently Asked Questions
How often should Legionella risk assessments be conducted?
While there's no legally specified timeframe, the Health and Safety Executive (HSE) recommends reviewing your Legionella risk assessment regularly, typically every two years or whenever there are changes to the water system or property usage. For properties with higher risk factors such as those with water storage tanks or those that are frequently vacant, more frequent assessments may be advisable.
Do all rental properties need a Legionella risk assessment?
Yes, all landlords have a legal duty to assess and control the risk of Legionella in their rental properties, regardless of property size or type. However, the extent and complexity of the assessment will vary based on the property's water systems. Simple domestic properties with no water storage tanks, where water is directly supplied from the mains and heated by instantaneous heaters, generally present lower risks than properties with more complex systems.
How much does a Legionella risk assessment cost?
Our Legionella risk assessment prices start from £120 for a standard residential property. The exact cost depends on the property size, complexity of water systems, and number of water outlets. For multiple properties or larger buildings with complex systems, we offer tailored pricing. Contact us for a precise quote based on your specific requirements.
Is water testing included in the assessment?
Our standard Legionella risk assessment does not include laboratory testing of water samples, as this is not routinely required for most residential properties. The assessment focuses on identifying risk factors and providing control measures. However, if specific concerns are identified during the assessment, or for higher-risk properties, we can arrange laboratory testing of water samples as an additional service.
Protect your tenants and ensure legal compliance
Our qualified assessors provide professional Legionella risk assessments across all Edinburgh districts