Legionella Risk Assessment for Landlords and Blocks of Flats
Compliant legionella risk assessments and ongoing water safety management to protect residents and meet your legal obligations under HSE L8 guidelines.
A legionella risk assessment is a legal requirement for any landlord, freeholder, or managing agent responsible for a building with a water system. Legionella bacteria can grow in poorly maintained water systems and, if inhaled through contaminated water droplets, can cause Legionnaires' disease, a severe and potentially fatal form of pneumonia. For blocks of flats with communal water storage, shared pipework, and multiple outlets, the risk must be formally assessed and actively managed.
At Block, we ensure every building under our care has a current, compliant legionella risk assessment carried out by accredited water hygiene specialists. This forms part of our wider block management services and building maintenance programmes, ensuring water safety is managed alongside all other compliance obligations. The cost of legionella risk assessments for landlords and ongoing water management is recovered through the service charge, with full transparency for leaseholders.
Is a Legionella Risk Assessment Mandatory for Landlords?
Yes. Is a legionella risk assessment mandatory for landlords? Under UK law, the answer is unequivocal. The Health and Safety at Work Act 1974, the Control of Substances Hazardous to Health Regulations 2002 (COSHH), and the HSE Approved Code of Practice ACOP L8 all place a duty on landlords and those in control of premises to assess and manage the risk of Legionella in water systems. The HSE L8 guidelines provide the detailed framework for compliance, covering risk assessment, monitoring, record keeping, and remedial actions.
For blocks of flats, the duty holder is typically the freeholder or their appointed managing agent. This responsibility covers all communal areas and shared water infrastructure, including cold water storage tanks, hot water cylinders, calorifiers, communal showers, and any shared pipework serving multiple dwellings. Failure to carry out a legionella risk assessment or to act on its findings can lead to enforcement action by the Health and Safety Executive, including improvement notices, prohibition notices, and criminal prosecution.
Our compliance programme ensures that every building we manage has a valid, up-to-date assessment in place, with all recommendations actioned and documented. This protects both the freeholder and leaseholders by demonstrating that water safety obligations are being met responsibly. We coordinate Legionella compliance alongside other statutory requirements including gas safety and fire safety to provide a comprehensive approach to building compliance.
What Does a Legionella Risk Assessment Cover?
A thorough legionella risk assessment examines every component of a building's water system to identify conditions where Legionella bacteria could grow and spread. For blocks of flats, the assessment is particularly important because shared water systems serve multiple households and any contamination can affect all residents. A compliant assessment based on ACOP L8 will typically cover:
The assessment must be carried out by a competent person with suitable knowledge and experience. While a basic legionella risk assessment template may be sufficient for simple domestic properties, the complexity of communal water systems in residential blocks requires a qualified water hygiene specialist. At Block, we only use accredited assessors who understand the specific challenges of multi-occupancy buildings.
Water System Management and Temperature Monitoring
A legionella risk assessment is not a one-off exercise. Effective Legionella control requires ongoing water system management to ensure conditions remain unfavourable for bacterial growth. Legionella bacteria thrive in water temperatures between 20 and 45 degrees Celsius, so temperature monitoring is a critical element of any water safety programme.
Hot water should be stored at 60 degrees Celsius or above and distributed at no less than 50 degrees Celsius at the furthest outlet. Cold water should be maintained below 20 degrees Celsius. Regular temperature checks at sentinel outlets, combined with monthly monitoring of stored water temperatures, ensure the system remains within safe parameters. Any deviations must be investigated and corrected promptly.
Dead legs and low-usage outlets present a particular risk in blocks of flats. Dead legs are sections of pipework that are no longer in use but remain connected to the live system, allowing water to stagnate. Low-usage outlets in communal areas, plant rooms, or vacant flats can similarly harbour stagnant water where Legionella can proliferate. Our water management programme addresses these risks through:
All monitoring data is recorded and retained as part of the building's Legionella log book, providing a complete audit trail that demonstrates compliance with HSE L8 guidelines. This documentation is essential in the event of a Health and Safety Executive inspection or any incident investigation.
Our Legionella Compliance Programme
At Block, Legionella compliance is built into our standard block management service for every building with communal water systems. We take full responsibility for ensuring your building meets all requirements under ACOP L8 and the associated HSE guidance, removing the burden from freeholders and directors of management companies.
The legionella risk assessment cost for a typical residential block ranges from £150 to £500 depending on the size and complexity of the water system, with ongoing monitoring services quoted separately based on the level of management required. All costs are included in the service charge budget with full visibility for leaseholders. We obtain competitive quotes from multiple accredited providers and present clear, itemised costs so that everyone understands what they are paying for.
Legionella risk assessments for landlords should be reviewed at least every two years, or sooner if there are changes to the water system or the building's use. Our programme includes:
- Initial legionella risk assessment by an accredited water hygiene specialist
- Implementation of all recommendations from the assessment report
- Ongoing water temperature monitoring and flushing programme
- Biennial reassessment to ensure continued compliance
- Annual cold water storage tank inspection and cleaning
- Full record keeping and Legionella log book management
- Coordination with gas safety and fire safety compliance schedules
- Transparent reporting of all costs through the service charge
For buildings that are not currently under professional management, or where you are concerned that Legionella compliance may have been overlooked by your current managing agent, we offer a standalone assessment and compliance review. To discuss your building's water safety needs, please contact us or call 0161 371 7190.
Frequently Asked Questions About Legionella Risk Assessments
Do landlords have to do a Legionella risk assessment?
Yes, landlords are legally required to carry out a Legionella risk assessment on their properties. Under the Health and Safety at Work Act 1974 and the Control of Substances Hazardous to Health Regulations 2002, landlords must assess and manage the risk of Legionella bacteria in water systems. The HSE Approved Code of Practice L8 provides detailed guidance on how to comply. For blocks of flats, the freeholder or their appointed managing agent is responsible for assessing communal water systems including cold water storage tanks, hot water cylinders, and any shared plumbing infrastructure. Failure to carry out and act upon a Legionella risk assessment can result in enforcement action by the Health and Safety Executive.
What should be included in a Legionella risk assessment?
A comprehensive Legionella risk assessment should include an identification of all water systems and their components, an evaluation of the potential for Legionella bacteria to grow and spread, a review of water temperatures throughout the system, identification of dead legs and low-usage outlets, assessment of cold water storage tank condition and integrity, inspection of calorifiers and hot water cylinders, a review of existing control measures and maintenance procedures, and recommendations for any corrective actions needed. The assessment must be carried out by a competent person with suitable knowledge and experience of water systems and Legionella control.
Can you do a Legionella risk assessment yourself?
While there is no legal requirement for a Legionella risk assessment to be carried out by an external specialist, the HSE states it must be conducted by a competent person. For simple domestic properties, a landlord with sufficient knowledge may be able to carry out a basic assessment using a Legionella risk assessment template. However, for blocks of flats with complex communal water systems, cold water storage tanks, calorifiers, and extensive pipework, it is strongly recommended to engage a qualified water hygiene specialist. The complexity of shared water systems in residential blocks means that a professional assessment is far more likely to identify all risks and ensure compliance with ACOP L8.
How much should a Legionella risk assessment cost?
The cost of a Legionella risk assessment depends on the size and complexity of the water system being assessed. For a single domestic property, a basic assessment typically costs between £75 and £150. For a block of flats with communal water systems, the cost is higher and generally ranges from £150 to £500 or more depending on the number of units, the number of water systems, and the complexity of the installation. Ongoing water monitoring and management services are charged separately. At Block, we obtain competitive quotes from accredited water hygiene specialists and ensure all costs are transparently managed through the service charge.
How often is a Legionella risk assessment needed?
The HSE recommends that a Legionella risk assessment is reviewed regularly and at least every two years. However, the assessment should also be reviewed whenever there is a significant change to the water system, such as alterations to pipework, changes to the use of the building, or if the assessment is no longer considered valid. In practice, most managing agents arrange a full reassessment every two years with annual monitoring checks in between. For blocks of flats with complex water systems, more frequent monitoring of water temperatures, bacterial levels, and system performance may be appropriate to maintain compliance with HSE L8 guidelines.
Can you get Legionella from tap water?
Yes, it is possible to contract Legionnaires disease from tap water if the water system harbours Legionella bacteria at dangerous levels. Legionella bacteria thrive in water temperatures between 20 and 45 degrees Celsius and can be inhaled through water droplets or aerosols produced by taps, showers, and other water outlets. The risk is highest in systems where water is stored or circulated at temperatures within this range, where there are dead legs or sections of pipework with stagnant water, or where the system is not properly maintained. Proper temperature control, regular flushing of low-usage outlets, and a structured water management programme significantly reduce the risk of Legionella growth in domestic and communal water systems.
Need a Legionella Risk Assessment for Your Building?
Get in touch for a professional legionella risk assessment carried out by accredited water hygiene specialists. We will ensure your building is fully compliant with HSE L8 guidelines and that your water systems are safely managed.