Legionella risk assessments for Scottish landlords

Private landlords in Scotland need a legionella risk assessment of the hot and cold water systems before a property is first let. In Scotland it then has to be reviewed at least every two years, and again if anything in the system changes.

Property Safety Scotland is a free matching service. We pass your enquiry to a local assessor who quotes you directly.

What the assessment is for

The assessment looks at how water is stored and moves around the property, whether anything lets it stagnate, and whether stored hot water is kept hot enough. Things like a cold water tank in the loft, a hot water cylinder, little-used outlets and old pipework that goes nowhere all get looked at.

In most homes, the Scottish Government's guidance says, a simple assessment shows the risk is low and no further action is needed beyond reviewing it. A flat on mains water with a combi boiler or instantaneous heater, and only basins and a toilet, is the kind of system it describes as lower risk. A bigger house with a stored hot water cylinder and a tank in the loft may take more thought.

The two-year rule

This is where Scotland is specific. The guidance asks for the assessment to be reviewed at intervals of no more than two years. Put the review date in the diary when the assessment is done, alongside your gas and EICR dates, so it doesn't drift.

Steps that usually come out of it

• Flush the system before letting if it hasn't been flushed in the past two years.
• Make sure any cold water tank has a tight-fitting lid.
• Set the hot water cylinder to store water at 60°C or more.
• Remove dead legs and redundant pipework.
• In an empty property, don't let water stagnate: run the taps and shower, or drain the system if it's going to be empty for a long time.

What to tell your tenants

The guidance says tenants should be told about the controls in place. In practice that means asking them not to change the hot water temperature setting, to clean and disinfect showerheads regularly, and to tell you if the hot water isn't heating properly or anything else seems wrong with the system. A short note in the welcome pack covers it.

Doing it yourself or getting an assessor

Depending on the system, you may be able to carry out the assessment yourself. If the system is more complicated, or you'd simply rather have it done and documented by someone else, a competent assessor can do it. We can match you with one; tick legionella on the form below.

Cost

We don't publish a price because we haven't found one we can cite. It varies with the size of the property and how complex the water system is, and the assessor will quote before they visit.

Other checks to line up

A legionella review fits neatly alongside the annual gas safety check. Our landlord certificates checklist lists every check with its interval, and the new tenancy checklist is a printable version. See also our local pages for Edinburgh and Glasgow.