Legionella Risk Assessment Manchester
Landlords have a legal duty to assess and control Legionella risk. Quoted individually, or combined with a CP12 visit. A practical written assessment provided. Covering all of Greater Manchester — based in Droylsden.
What Is a Legionella Risk Assessment?
Legionella bacteria can grow in domestic water systems where water is stored between 20–45°C. As a landlord, you have a legal duty to assess and control this risk in every rental property.
Legionnaires' disease is a potentially serious lung infection caused by breathing in water droplets containing Legionella bacteria. In domestic properties, the risk is typically low — but the legal duty to assess it is the same regardless of risk level.
Under the Health and Safety at Work Act 1974 and HSE guidance document HSG274, every landlord has a legal duty to assess and control Legionella risk. A practical written assessment is one clear way to demonstrate this — HSE guidance does not say a formal written report is mandatory in every small residential situation, but being able to show you have assessed and managed the risk is essential.
Most Manchester landlords are unaware this is a legal obligation — which means most are non-compliant without knowing it. Don't be one of them.
What the Assessment Includes
- Inspection of hot and cold water systemsIncluding tanks, cylinders, and pipework
- Temperature checkHot water above 60°C, cold below 20°C
- Dead legs identifiedInfrequently used outlets and pipework sections
- Shower head and tap conditionScale build-up and discoloration noted
- Risk evaluationFormal assessment of Legionella risk in the property
- Written risk assessment reportProvided to landlord for records
- What to put rightClear actions if any risk factors are identified
Legionella Risk Assessment Pricing
Combining your Legionella assessment with your CP12 visit is the most cost-effective approach — one visit, everything covered.
When Should It Be Reviewed?
HSE guidance does not set a fixed statutory expiry. An assessment should be reviewed whenever circumstances change, occupancy or use changes materially, the water system changes, or there is reason to believe it may no longer be valid.
Circumstances Change
If anything about the property, its occupants or its use changes materially, the assessment should be reviewed.
Change of Tenancy
When a property changes hands or is left unoccupied for a period, the risk profile changes and the assessment should be reviewed.
Water System Changes
Any modification to the hot or cold water system — new cylinder, pipework changes, new shower — triggers a reassessment.
Legionella Assessment FAQs
Yes. Under the Health and Safety at Work Act 1974 and HSE guidance (HSG274), landlords have a legal duty to assess and control Legionella risk. A practical written assessment is a clear way to demonstrate this, though HSE guidance doesn't say a formal report is mandatory in every small residential situation.
Yes — the duty applies to any residential property that is let, regardless of size. The risk in a small flat with a combi boiler (no stored water) is typically low, but the legal requirement to assess it still applies.
Yes — this is exactly how I recommend doing it. One visit to the property, CP12 and Legionella assessment both completed, one invoice.
Yes — each property must have its own assessment. Portfolio landlords can arrange batch visits to minimise cost and disruption.
I'll explain the issue and recommend the steps needed to reduce the risk. These are typically straightforward measures — temperature adjustments, flushing infrequently used outlets, or fitting thermostatic mixing valves.
Yes — a formal written Legionella risk assessment report is provided after every inspection. This is what you need for your records and to demonstrate compliance.
Also required for your rental property
Serving Greater Manchester
Based in Droylsden, I cover all of the following areas — and beyond. If you're in Greater Manchester and not listed, get in touch.
Not listed? Get in touch — if it's within Greater Manchester, I'll confirm I can help.