As of February 2016, UK legislation makes it clear that landlords have a legal responsibility to ensure the health and safety of their tenants, including those renting an entire property or even a single room within their home. This responsibility includes keeping the property safe and free from health hazards.
Section 3(2) of the Health and Safety at Work etc. Act 1974 extends relevant health and safety duties to landlords, placing a clear duty of care on them to protect tenants’ health and wellbeing. In practice, this includes taking appropriate steps to manage risks associated with water systems, including the potential exposure to Legionella bacteria.
A Landlord Legionella Risk Assessment provides a structured, computer-aided evaluation of the hot and cold water systems within a property. This assessment focuses on identifying potential risks and providing practical recommendations to ensure the system is safe and well managed. It does not typically include systems such as cooling towers, emergency water supplies or process water unless specifically agreed in advance with CLIRA. The outcome is a clear, detailed plan to support the ongoing hygiene and safety of the water system.
In many domestic settings, a straightforward assessment may show that risks are low and already being effectively managed, meaning no immediate remedial action is required. However, it is still important that the assessment is reviewed regularly, as conditions within a system can change over time.
Where risks are identified, they can often be controlled through simple and proportionate measures. In most domestic hot and cold water systems, temperature control is one of the most effective ways to reduce the risk of Legionella growth—keeping hot water hot, cold water cold, and ensuring water is regularly circulated. Additional control measures may include flushing the system before a property is let, ensuring cold water storage tanks (where present) are properly sealed and free from debris, setting appropriate hot water storage temperatures (typically ensuring water is stored at 60°C within the cylinder), and removing any redundant or unused pipework.
The risk is often further reduced in properties fitted with instantaneous water heating systems, such as combi boilers or electric showers, as these systems do not store water in conditions where bacteria can multiply.
Tenants also play an important role in maintaining system safety. They should be informed of any relevant control measures, such as not adjusting water temperature settings, regularly cleaning and disinfecting showerheads, and reporting any issues with hot water performance or system faults so that appropriate action can be taken promptly.
It is also important to recognise that showers can create aerosols—tiny water droplets that may be inhaled—representing a potential route of exposure to Legionella. While regular use in domestic properties helps reduce risk, tenants should still be encouraged to clean showerheads regularly to maintain good hygiene and reduce build-up.
CLIRA’s approach to landlord water safety assessments is designed to be clear, practical and proportionate, helping landlords meet their legal obligations while keeping properties safe and well maintained.
