Legionella Risk Assessment for UK Holiday Lets: What Owners Must Do
Every UK holiday let owner should know whether they need a legionella risk assessment, and the short answer is yes. HSE says anyone in control of premises, including landlords, must assess and manage the risk from legionella. For most homes, the check is simple and owners can do it themselves. No certificate is needed.
This guide covers who needs one in England, Wales and Scotland, what the check looks at, and how often to review it. It draws on HSE's guidance for landlords and the ACOP L8 code of practice. It also covers hot tubs and empty low season spells, which matter more for holiday lets than for long lets.
Key Takeaways
HSE says landlords, including anyone who lets under a licence shorter than 7 years, must assess the legionella risk in the water systems they provide.
Most landlords can carry out the legionella check themselves, as HSE says they do not need to be professionally trained or accredited.
Health and safety law does not require a legionella test certificate, and routine testing is not usually needed for domestic hot and cold water systems.
HSE advises storing hot water at 60°C or more and keeping cold water below 20°C, because legionella can grow between 20°C and 45°C.
In Scotland, a legionella check is a mandatory short-term let licence condition, and ChargeAutomation can share water safety guidance with guests before arrival.
What Is a Legionella Risk Assessment and Do Holiday Lets Need One?
The assessment is a check of the water system for legionella, and UK holiday let owners should carry one out. HSE says anyone in control of premises, including landlords, must assess and manage the risk. Its landlord guidance covers anyone who lets a property under a lease or licence shorter than 7 years. The duty comes from the Health and Safety at Work Act 1974 and the COSHH Regulations.
HSE's Approved Code of Practice L8 gives practical guidance on meeting these duties. Its fourth edition, published in 2013, gives risk assessment ACOP status. A legionnaires risk assessment for landlords of homes does not need to be in-depth or detailed, according to HSE. If a simple check shows no real risk, no further action is needed.
Scotland adds its own rule for short-term lets. The licensing guidance says hosts must assess the risk from exposure to legionella within the premises. It also says the check does not need a professional and that you can do it yourself. Hosts are advised to keep a brief record, as the licensing authority may want to see it.
HSE and local authority inspectors do not proactively inspect domestic premises. However, HSE warns that if an occupant catches Legionnaires' disease, the landlord may face prosecution. The landlord would then need to show a court that they met their duty. A written risk assessment for legionella is the easiest way to show that.
HSE and Scottish guidance point holiday let owners to these legionella duties:
Assess the legionella risk of the water system
Put simple controls in place where a risk exists
Tell occupants which controls to keep, such as not changing boiler settings
Review the assessment when anything changes
Keep a brief record, as Scotland's licensing guidance advises
Follow HSE spa pool guidance if you offer a hot tub
Legionella Risk Assessment Checks and How Often to Review Them
A legionnaires disease risk assessment looks at whether the water system lets legionella bacteria grow and reach people. HSE says Legionnaires' disease is a potentially fatal form of pneumonia. People catch it by breathing in small droplets of water that carry the bacteria. The legionella risk rises where water sits between 20°C and 45°C, or where rust, sludge, scale and biofilm build up.
HSE says temperature is the most reliable control: keep hot water hot, cold water cold and water moving. Hot water should be stored at 60°C or more and reach 50°C at the taps within one minute. Cold water should stay below 20°C where possible. Cold water tanks need a tight lid, and unused pipework should be removed.
How often should the assessment be reviewed? HSE says the law does not require an annual or two-yearly review. Instead, review it from time to time and whenever something changes, such as new pipework or a new boiler. HSE suggests regular legionella checks can be made during visits such as gas safety checks.
Empty spells matter more for holiday lets than for long lets. HSE says outlets should be used at least once a week to limit stagnation. For long empty periods, it suggests draining the system or setting a flushing regime. HSE also advises flushing the system before letting, so run the taps and showers before the first guests of the season arrive.
A simple legionella survey of a holiday let usually checks these points:
Hot water stored at 60°C or more
Hot water reaching 50°C at taps within one minute
Cold water below 20°C where possible
Cold water tanks with a tight-fitting lid
Unused pipework removed
Showerheads cleaned and disinfected regularly
Outlets run at least weekly during empty periods
A full flush of the system before letting
How ChargeAutomation Supports UK Holiday Let Operators
Carrying out and reviewing the legionella check is the owner's legal duty, and ChargeAutomation does not do it or replace it. ChargeAutomation is not part of any HSE or licensing process. Once a holiday let is running, though, owners still need guests to follow simple water safety steps. Clear guest communication helps with that.
ChargeAutomation's digital guidebook can show guests how to use the boiler, shower and any hot tub safely. Owners can add house rules, such as not changing the hot water settings, and update them after each review. The guidebook sits inside the guest portal, with no app to download. Content can be released at set times, such as a few days before check-in.
Online check-in confirms guest numbers and arrival details before the stay. Custom pre-arrival questions can ask guests to agree to hot tub rules, and digital rental agreements with e-signatures record that agreement. Guests can report a hot water fault through SMS or direct chat in the guest portal.
ChargeAutomation connects with 50+ PMS platforms, such as Hostaway, Guesty, Lodgify and Eviivo. Owners with several cottages can manage every property from one account. Start for free at chargeautomation.com.
UK holiday let operators use these ChargeAutomation features to support water safety once a property is running:
Digital guidebook with water and hot tub safety guidance
Timed release of guidebook content before check-in
Online check-in that confirms guest numbers
Custom pre-arrival questions for house rules
Digital rental agreements with e-signatures
SMS and direct chat in the guest portal for reporting faults
Multi-property management with 50+ PMS integrations
Frequently Asked Questions
Is a legionella risk assessment a legal requirement for landlords?
Yes, HSE says landlords must assess the legionella risk in the water systems they provide. For most homes it is a simple check that owners can do themselves. There is no legal need for a legionella test certificate.
How often does a holiday let need a legionella inspection?
There is no fixed interval in law. HSE says the assessment should be reviewed from time to time and whenever something changes in the water system. Scotland's short-term let guidance also advises keeping a brief record of each check.
Can I do a legionnaires risk assessment myself for a holiday cottage?
Yes, for most holiday lets. HSE says most landlords can assess the risk themselves without professional training or accreditation. If you do not feel confident, you can pay a competent person to do it.
Does a holiday let hot tub need a separate legionella assessment?
Yes, a hot tub needs its own attention. HSE says hot tubs used by a business, such as in holiday park rental units, are a recognised source of disease. Its HSG282 guidance explains how to assess and control the risk.
What is a legionella bacteria risk assessment for Scottish short-term lets?
It is a mandatory licence condition. Scottish guidance says hosts must assess the risk from legionella within the premises, and the check can be done without a professional. Hosts are advised to keep a brief record for the licensing authority.
