Legionella risk assessments for landlords in Scotland
Scottish landlords must assess legionella risk before letting and at least every two years. What it involves, the simple controls, what to tell tenants and what is not required.
By AJ, certified Gas Safe engineer and lead plumber at 247 Emergency Plumbers Edinburgh · Checked
Every private landlord in Scotland must assess the risk of legionella in the hot and cold water system. The Scottish Government's Repairing Standard guidance says this should be done before the property is first let and reviewed at least every two years, or sooner if anything changes. Most homes are low risk. HSE says most landlords can do the assessment themselves, and no legionella test certificate is required.
The rules at a glance
Who must do it
All private landlords. HSE says the duty comes from the Health and Safety at Work Act and the COSHH Regulations, and applies even if you rent a room in your own home.
When
Before the property is first let, and reviewed at intervals of no more than two years, or sooner if the system or the risk changes (Scottish Government statutory guidance).
Who can carry it out
HSE says most landlords can assess the risk themselves without training or accreditation. If you do not feel competent, you can ask someone else to do it.
Testing and certificates
HSE says routine legionella testing is not usually needed for homes, and landlords do not need a legionella test certificate.
Vacant properties
Do not let water stagnate. Run the taps and shower at least weekly, or flush or drain the system for longer empty periods.
Records
HSE says the legal duty to record the assessment applies to employers with five or more employees, but advises all landlords to keep one. A written record is your evidence if anything goes wrong.
What to do
Flush the system before a new tenancy if it has not been flushed in the last two years: run every hot and cold tap and the shower.
Set any hot water cylinder to store water at 60°C.
Fit a tight lid on any cold water tank, for example in the loft.
Remove redundant pipework and dead ends where water can sit.
Tell tenants not to turn down the cylinder temperature, to clean and disinfect showerheads regularly, and to report hot water faults.
Write down what you checked and when, and review it within two years.
Where our plumbers can help
Fitting tank lids and replacing old cold water tanks
Removing dead-leg and redundant pipework
Checking and setting hot water cylinder temperatures
Flushing a system before a tenancy or after a long empty period
Landlords and letting agents: one number for repairs.
Plumbing, heating and gas work across Edinburgh and the Lothians. Our callout is from £75 in standard hours (out of hours £100–£180). Work and parts are agreed before we start. Tell us who approves the work and how to arrange access with the tenant.
Our emergency line is open 24 hours a day, 7 days a week.
Rules change. This page is general guidance for private landlords in Scotland, not legal advice. Check the official guidance linked above.
YOUR QUESTIONS, ANSWERED
Helpful answers before you call.
Do landlords in Scotland need a legionella risk assessment?
Yes. Private landlords must assess the legionella risk before the property is first let, and the Scottish Government guidance says to review it at least every two years.
Do I need a legionella certificate?
No. HSE says landlords do not need a legionella test certificate, and routine testing is not usually needed in homes. What you need is a risk assessment and simple control measures.
Can I do my own legionella risk assessment?
HSE says most landlords can, without formal training, because most homes are low risk. If you are not confident, you can ask a competent person to do it.
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