By Bayside Property Services
As the Scottish residential lettings sector continues to evolve, landlords and letting agents are under increasing pressure to meet stringent health and safety compliance standards. One of the most critical—yet often misunderstood—requirements is the Legionella Risk Assessment (LRA).
At Bayside Property Services, we offer comprehensive, fully HSE-compliant LRA services tailored for residential landlords and letting agents across Scotland. This blog post breaks down the technical requirements, legal obligations, and practical considerations around Legionella control in domestic rental properties—while highlighting why Bayside is your ideal partner for compliance and peace of mind.
What Is Legionella and Why Should You Be Concerned?
Legionella pneumophila is a bacterium that thrives in man-made water systems, especially where water is stored or recirculated. Inhalation of water droplets containing Legionella can cause Legionnaires’ disease, a potentially fatal form of pneumonia.
Key Risk Factors in Residential Lettings:
- Low usage of water outlets (e.g., vacant properties or infrequently used showers)
- Cold water tanks and old plumbing systems
- Thermostatic mixing valves (TMVs)
- Shared water storage between flats or HMOs (Houses in Multiple Occupation)
Legal Duties for Scottish Landlords
Under the Health and Safety at Work etc. Act 1974 and the Control of Substances Hazardous to Health Regulations (COSHH) 2002, landlords have a legal duty to assess and control the risk of exposure to Legionella bacteria.
The Scottish Government guidance and HSE’s Approved Code of Practice (ACOP L8) both clarify that domestic rental properties are not exempt. While the risk is often low, an assessment must still be carried out, documented, and regularly reviewed.
“Landlords are required to assess the risk from exposure to Legionella to ensure the safety of their tenants.” – HSE L8, Part 2
What Does a Legionella Risk Assessment (LRA) Involve?
A professional LRA is not simply a box-ticking exercise—it’s a comprehensive evaluation of the entire domestic water system to identify areas where Legionella could proliferate.
Bayside’s LRA Methodology Includes:
1. Visual Inspection
- Cold water storage tanks
- Hot water cylinders
- Pipework layout and insulation
- Outlets (taps, showers, etc.)
2. System Mapping
- Identification of dead legs or redundant pipework
3. Temperature Profiling
- Measuring hot and cold water temperatures at outlets
- Ensuring compliance with L8 thresholds (Hot ≥ 50°C within 1 minute; Cold ≤ 20°C within 2 minutes)
4. Risk Identification
- Assessment of materials (e.g., rubber hoses, scale build-up)
- Detection of stagnation risks due to low occupancy or unused outlets
5. Control Recommendations
- Flushing protocols
- Thermostatic valve adjustments
- Periodic review schedules
6. Full Reporting
- Easy-to-read PDF report
- Risk scoring matrix
- Photographs
- Action plan with priority rankings
Frequency of Assessment
There is no statutory re-assessment period, but:
- Changes to the water system
- Changes in occupancy
- Changes in building use
- Evidence of system degradation
…all necessitate a review. At Bayside, we recommend reassessing every two years or sooner if significant changes occur.
Who Can Carry Out an LRA?
Although landlords can technically carry out their own LRAs, HSE recommends the use of a competent person—particularly where the water system is complex or if the landlord lacks technical knowledge.
Bayside Offers:
- Fully qualified Legionella assessors
- Up-to-date with ACOP L8, HSG274, and Scottish Government guidance
- Insured and certified to deliver defensible compliance documentation
Common Myths—Debunked
| Myth | Fact |
|---|---|
| “It’s only for commercial or large buildings” | Residential lets are legally required to have an LRA. |
| “New-builds don’t need one” | Even modern systems can harbor Legionella if not properly maintained. |
| “I’ve never had a problem, so I don’t need an assessment” | Risk must be proactively assessed, not reactively addressed. |
Why Bayside?
Choosing Bayside Property Services means working with a partner that understands the nuances of the Scottish lettings landscape. We provide:
✅ Rapid turnaround on assessments
✅ Competitive pricing for individual landlords and portfolio holders
✅ Free reminder service for re-assessments
✅ Integrated property services—electrical safety, water testing, and more
Whether you’re a private landlord, letting agent, or portfolio manager, Bayside offers a turnkey compliance solution that keeps your properties—and your tenants—safe and legally protected.
Ready to Get Compliant?
Don’t leave Legionella compliance to chance. Book your professional Legionella Risk Assessment with Bayside today.
📞 Call us on 01313584673
📧 Email us at info@baysideservices.co.uk
🌐 Visit www.baysideservices.co.uk to learn more and book online.
Bayside Property Services -Your Trusted Property Partner.
baysideservices.co.uk 
Leave a comment