“Do I need a legionella certificate?” It is a common question from landlords, letting agents and property managers. The short answer is: there is no specific legal requirement to obtain a document called a Legionella certificate.
That does not mean you can ignore the water system. Landlords must assess and manage any reasonably foreseeable Legionella risk in the property. A suitable legionella risk assessment for landlords helps you understand the system, identify potential risks and decide what practical controls are needed.
Here is what the assessment should cover, when to review it and how to keep a useful record without turning a straightforward compliance task into a paperwork project.
Is a Legionella certificate a legal requirement?
No. The Health and Safety Executive (HSE) says health and safety law does not require landlords to obtain or produce a Legionella test certificate. There is no standard statutory certificate that every landlord must renew annually.
What you do need to do is consider the risk and take reasonable steps to control it. The precise measures depend on the water system and how the property is used. A modern flat with a combination boiler and regularly used taps may present a different level of risk from a larger home with a storage tank, long pipe runs and rarely used outlets.
A document labelled “certificate” is not, by itself, proof that the system has been properly assessed. Focus on whether the work reflects the property’s actual water arrangements and gives you clear, relevant actions.
What does a proper Legionella risk assessment cover?
A useful legionella risk assessment starts with the water system, not a generic form. It should identify how water is heated, stored and distributed, and consider how occupants could be exposed to water droplets.
Depending on the property, the assessor may consider:
- Whether hot water is produced on demand or stored in a cylinder.
- Whether there is a cold water storage tank and what condition it is in.
- The position and use of taps, showers and other outlets.
- Little-used outlets, redundant pipework and potential dead legs.
- Signs of water stagnation, scale or poor maintenance.
- Relevant water temperatures and existing control measures.
- Who is responsible for checks, maintenance and follow-up actions.
Showers and other outlets that can create fine water droplets deserve attention. So do outlets that are rarely used, because water that sits unused in pipework may increase the opportunity for bacterial growth.
The outcome should be practical. You should understand what was inspected, what risks were identified, which actions are recommended and who should carry them out. If the assessment identifies a plumbing defect or other specialist issue, arrange suitable follow-up rather than treating the report as the end of the job.
Where do the real risks tend to sit?
The words “Legionella risk” can sound alarming, but the purpose of an assessment is to identify relevant risks calmly and manage them sensibly. Pay particular attention to circumstances that can encourage water stagnation or make the system more complicated.
Stored water and cold water tanks
Properties with stored hot water or a cold water tank may need closer consideration than a simple system that heats water on demand. The assessment should consider the condition and use of the storage, not just note that a tank or cylinder exists.
Unused outlets and void periods
A spare bathroom, seldom-used shower or tap at the end of a long pipe run may see little regular use. Void periods can also leave outlets unused for longer than usual. Ask for clear advice on what flushing or other controls are appropriate for the particular system.
When a property is vacant, make sure any water-system measures are included in your wider visit and maintenance plan. A void property visit can help you record the property’s condition and identify visible issues while it is empty.
HMOs and communal systems
Houses in multiple occupation (HMOs) may have more outlets, shared facilities and varied patterns of use. Flats can also involve communal tanks or plant managed by a freeholder, managing agent or other dutyholder.
In these cases, clarify who is responsible for the communal system and what arrangements apply within the individual property. Do not assume someone else has taken care of it; confirm the responsibilities and keep a record of the answer.
How often should you review the assessment?
There is no universal rule requiring every landlord to obtain a new assessment each year, or at another fixed interval. The assessment should remain suitable for the system as it exists. Review it periodically and whenever there is a reason to think it may no longer be valid.
That could include:
- Changes to the plumbing, heating or water storage.
- A bathroom refurbishment or other significant works.
- A change in how the property is occupied or managed.
- A prolonged period when outlets have not been used.
- A problem with existing controls or maintenance.
- A change in responsibility for a communal system.
Keep the review proportionate. A simple domestic system does not automatically need the same level of monitoring as a complex shared system. What matters is responding to changes and following the recommendations that apply to your property.
Does legionella testing for landlords mean taking water samples?
Not usually. Legionella testing for landlords is often taken to mean laboratory sampling, but sampling is not routinely required for ordinary domestic hot and cold water systems. An assessment may identify circumstances where testing is appropriate, but taking a sample is not a substitute for understanding how the system operates or managing risks.
Ask what a proposed service includes. A meaningful assessment should explain its scope, findings and any recommended next steps. Avoid relying on a test result or a document called a certificate if it does not address the system and its use.
What should your written record include?
For many private domestic landlords, the law does not require the assessment to be written down in every case. However, keeping a dated written record is sensible. It helps you remember what was considered, track recommendations and show how you have managed your responsibilities if questions arise.
A useful record should include:
- The property address and assessment date.
- A description of the water system and relevant outlets.
- The risks identified and the controls already in place.
- Any recommended actions and who is responsible for them.
- Relevant checks or maintenance arrangements.
- The reason and date for any later review.
Keep related maintenance records with the assessment. If you use a property manager or letting agent, agree who will monitor actions and trigger a review when something changes. Clear ownership makes it less likely that an important recommendation gets lost between inboxes.
Make the assessment part of your property routine
Landlord Legionella responsibilities fit naturally into the wider management of a property. A mid-term inspection can be a convenient time to note access to relevant areas, identify visible maintenance concerns and check whether an earlier recommendation needs follow-up. It does not replace a risk assessment, but coordinated visits can make property oversight more organised.
The same applies during a void. Include water-system considerations in your vacant property plan, alongside the checks required by your insurer. Always follow your policy’s specific conditions for vacant property insurance compliance; an insurance inspection is not automatically a Legionella assessment.
Evestaff Property Inventory Clerks has served London and Kent since 2012, bringing more than 12 years of experience to property documentation. Our highly experienced clerks use modern technology to create meticulous, precision-focused records. As accredited members of ECMK, we take a careful, professional approach to documenting property condition and inspection findings.
We work across London and Kent, including Folkestone and the surrounding area. If you are arranging your first booking, new customers receive a 10% discount on their first booking. And if you know another landlord or property professional who could use our services, you can point them towards our Refer a Friend offer.
The practical answer for landlords
You do not need to chase a legally mandated “Legionella certificate”. There is no such universal requirement. You do need to assess and manage foreseeable risks in the property’s water system. Keep a clear record, act on relevant recommendations and review the assessment when the system or its use changes.
That straightforward approach helps you protect tenants and manage compliance with confidence. For coordinated property inspection support across London and Kent, visit propertyinventoryclerks.co.uk.
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