Legionella risk assessments are a legal duty under the HSE's Approved Code of Practice L8, which sits under the Health and Safety at Work Act 1974 and the Control of Substances Hazardous to Health Regulations 2002. Landlords carry the specific duty under section 11 of the Landlord and Tenant Act 1985 and the Housing Health and Safety Rating System (HHSRS) introduced by the Housing Act 2004. The legal test is whether a written, suitable-and-sufficient assessment exists for the premises — not whether the property is "obviously high risk".
Most domestic single-dwelling lets in London are genuinely low-risk: a combi boiler, mains-fed taps, no stored water and regular use. A written assessment is still required, but the control regime is minimal. HMOs, communal cold-water storage tanks, thermostatic mixer showers, dormant outlets and commercial premises with cooling towers or large hot water cylinders need a deeper assessment and a documented control scheme with temperature logs and outlet flushing. Electrician London delivers the right document for the right risk — no overkill, no shortcuts.
Why Electrician London
HSE L8 compliant written report
Suitable-and-sufficient written assessment matching ACOP L8 format. The legal document councils and insurers expect.
Landlord-format report
Aligned to Housing Act 2004 HHSRS and Landlord and Tenant Act s.11 duties. Drops straight into your landlord pack.
Commercial L8 control scheme
For premises with stored water, cooling towers or large hot water systems: control scheme, temperature monitoring log and 2-year written-scheme review.
Bundles with EICR + CP12 + EPC
Booked together with electrical, gas or energy certificates, we apply the landlord bundle discount automatically — typically 10% off the visit.
Legionella risk assessment pricing
Single-property pricing. Portfolio landlords receive bespoke per-property rates.
Domestic single dwelling (low risk)
Combi boiler, mains-fed outlets, no stored water
£100
HMO + communal water systems
Shared cylinders, multiple outlets, communal showers
£180
Small commercial (single building)
Offices, retail, small leisure — written scheme included
£270
Multi-let block (per common area)
Communal tanks, riser systems, plant rooms — surveyed on quote
From £350
Bundle with EICR + CP12
Booked at the same visit as your landlord certificates
Save 10%
What's included in the assessment
- Site survey of every water system
- Identification of cold and hot water assets
- Risk rating per outlet (low / moderate / high)
- Control measures recommendation
- Written L8 risk assessment document
- 2-year review reminder
- Action plan with prioritised remedials
- Outlet temperature checks (cold under 20°C, hot over 50°C)
- Cold-water storage tank inspection where present
- Signed assessment certificate
Frequently asked questions
Who legally needs a legionella risk assessment?
Any duty-holder under HSW Act 1974 with control of premises where people may be exposed to legionella — that includes every private landlord, every HMO operator, every commercial premises with a water system and most communal residential buildings. Section 3 of the Act and ACOP L8 set the duty; HSE prosecutes failures.
My property looks low-risk. Do I still need a written assessment?
Yes. Low risk is a finding, not an exemption. The legal duty is to demonstrate a written, suitable-and-sufficient assessment exists. For most single-dwelling combi-boiler lets the assessment is quick and the controls minimal, but it must be on file and reviewed every 2 years or on material change.
How often do I need to review the assessment?
ACOP L8 expects a review at least every 2 years, or sooner if anything material changes — new tenant occupancy patterns, system alterations, a confirmed legionella case nearby, or a period of vacancy. We auto-remind 60 days before the 2-year window closes.
Who is allowed to carry out a legionella risk assessment?
HSE does not mandate specific qualifications, but ACOP L8 requires the assessor to be a competent person with adequate training, knowledge and experience of legionella risk and water systems. We map to City & Guilds water hygiene competence and align our assessment format to the Water Management Society guidance.
How does a commercial assessment differ from a domestic one?
Commercial premises usually have stored water, recirculating hot water, multiple outlets, irregular usage patterns and sometimes cooling towers or evaporative condensers — each multiplies risk. The commercial assessment includes a written scheme of control with temperature monitoring intervals, sentinel outlet sampling and remedial response times.
What happens if a tenant contracts Legionnaires' disease?
Any confirmed case triggers an HSE investigation. The first document inspectors request is the legionella risk assessment and the control scheme. Absence of an assessment is direct evidence of HSW Act breach and can carry unlimited fines plus prosecution of the named duty-holder.
How does this overlap with the gas safety (CP12) inspection?
They are separate duties but routinely combined in one visit. The CP12 looks at gas appliances and flues; the L8 looks at the water side. Bundling them with EICR and EPC into a single landlord pack saves time and unlocks the bundle discount.
What about dormant properties between tenancies?
Dormant outlets are a known legionella risk because water stagnates. The assessment should flag them and the control scheme should require weekly flushing during void periods. We document a void-management procedure as part of the assessment so the landlord is protected during turnovers.
Related services
NICEIC engineers, same-day across London.
Director-led, no call-centre. Same-day digital certificate, no upfront payment.
Call 020 3633 5557