Legionella risk assessments are an important part of managing water safety, but many landlords, employers and property managers are unsure who is allowed to complete one. The rules focus less on a person’s job title and more on whether they are competent to identify risks, understand the water system and recommend suitable controls.
This guide explains what competence means in practice, when a landlord or staff member may be able to assess a simple property, and when it is better to use a professional legionella risk assessor for clearer compliance, stronger records and greater peace of mind across Scotland today.
Who Can Carry Out a Legionella Risk Assessment?
A legionella risk assessment can be carried out by a competent person. This may be the landlord, employer, trained member of staff, or an external water hygiene professional. The important point is not the job title. The important point is whether that person has enough knowledge, training, experience and understanding of the water system to assess the risk properly.
For simple domestic properties, a landlord may be able to assess the risk themselves if the water system is straightforward and they understand what to check. For commercial premises, larger buildings, complex hot and cold water systems, care settings, hospitality venues, HMOs, student accommodation or properties with vulnerable people, it is usually safer to use a trained legionella risk assessor.
At Legionella Risk and PAT, we carry out domestic and commercial legionella risk assessments across Scotland for landlords, property managers, letting agents, business owners and duty holders who want clear findings, practical control measures and compliant reporting.
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What Does “Competent Person” Mean for Legionella Risk Assessments?
A Competent Person Must Understand the Water System and the Risk
A competent person is someone who can identify where legionella bacteria could grow, assess who may be exposed, recommend proportionate control measures and record the findings clearly. They should understand the property’s water systems, including taps, showers, pipework, cold water tanks, hot water cylinders, water heaters and any outlets that may create water droplets or aerosols.
Competence can come from training, experience, water hygiene knowledge or a combination of these. A short checklist may be enough for a very simple domestic property, but it is not enough for every building. If the assessor cannot explain the risks, identify the system layout, check relevant temperatures or recommend sensible remedial actions, they are probably not competent for the task.
A competent assessor should be able to consider:
- Whether hot water is kept hot and cold water is kept cold
• Whether water is stored, stagnant or slow moving
• Whether outlets such as showers can create spray
• Whether there are dead legs, redundant pipework or infrequently used outlets
• Whether tenants, employees, customers or vulnerable people could be exposed
• Whether monitoring, maintenance and record keeping are suitable
The aim is not just to tick a compliance box. The aim is to control legionella risk in a way that protects people and gives the duty holder clear evidence of what has been checked.
Who Can Carry Out a Commercial Legionella Risk Assessment?
Commercial Premises Usually Need a More Detailed Approach
For businesses, workplaces and managed buildings, the person in control of the premises must make sure legionella risks are assessed and managed. This may be the employer, business owner, landlord, facilities manager, property management company or appointed responsible person.
A commercial legionella risk assessment is usually more detailed than a domestic landlord assessment because the water systems may be larger, more complex or used by more people. Offices, factories, hotels, shops, gyms, salons, warehouses, care homes and communal buildings can all have different risk factors. Some sites also have multiple floors, plant rooms, stored water, calorifiers, sentinel outlets, seldom-used taps, showers or areas with vulnerable users.
A trained assessor will look beyond the obvious outlets. They will review how the system is used, where water may sit, whether temperature control is effective, whether monitoring is in place and whether the duty holder has suitable records. They can also advise when sampling, cleaning, disinfection or further remedial work may be required.
Can Landlords Carry Out Their Own Legionella Risk Assessment?
Many landlords can carry out their own legionella risk assessment if the rental property has a simple domestic hot and cold water system. A typical low-risk property might have mains-fed cold water, a combi boiler or low-volume hot water heater, regular water use and no stored cold water tank.
However, landlords still need to understand what they are assessing. They must identify sources of risk, take sensible steps to manage them and review the assessment if anything changes. For example, a property that has been empty for a long period may need flushing before new tenants move in. A showerhead that has not been cleaned may need descaling. A hot water cylinder set too low may need attention.
A landlord should consider professional support if the property has:
- A cold water storage tank, hot water cylinder or older pipework
- Multiple bathrooms, shared facilities or an HMO layout
- Long void periods where water may stagnate
- Vulnerable tenants, elderly occupants or people with weakened immune systems
- Previous issues with water temperature, water quality or maintenance access
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What Should a Legionella Risk Assessor Check?
A Good Assessment Should Lead to Clear Actions, Not Just Paperwork
A suitable legionella risk assessment should inspect the water system and explain what needs to happen next. The exact checks depend on the property, but a good assessment will usually consider water temperatures, storage, stagnation, outlet use, exposure routes and who may be at risk.
A professional assessor should normally review:
- Hot and cold water systems, including heaters, cylinders, tanks and pipework
• Showers, taps and outlets that can create aerosols
• Infrequently used outlets, dead legs and areas where water may stagnate
• Temperature control and whether the system supports bacterial growth
• People at increased risk, including older people and those with health conditions
• Existing control measures, monitoring arrangements and maintenance records
• Recommended remedial actions, review dates and responsible persons
The completed report should be easy to understand. It should name the competent person, identify risk sources, explain control measures and give the duty holder a record they can keep for future reference.
When Should You Use a Professional Legionella Risk Assessor?
You should strongly consider using a professional legionella risk assessor if you manage a commercial premises, a larger rental portfolio, an HMO, a property with stored water, a building with vulnerable occupants or a site where water systems have changed. You should also get professional help if you are unsure how to assess the system yourself.
Professional support is also helpful when you need a clear audit trail. At Legionella Risk and PAT, our assessments are designed to give landlords, agents, businesses and duty holders practical findings, clear recommendations and same-day reporting where available. We cover Scotland-wide, including Glasgow, Edinburgh, Fife, Ayrshire and surrounding areas.
A professional assessment can help you:
- Identify risk sources accurately
- Understand what control measures are required
- Protect tenants, staff, visitors and customers
- Keep compliance records in one clear report
- Plan reviews or repeat assessments across multiple properties
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If you are asking who can carry out a legionella risk assessment, the answer is a competent person. If you are confident you understand the water system and the risk is simple, you may be able to do it yourself. If the property is commercial, complex, higher risk or you simply want clear documentation, a professional assessor is the sensible choice.
At Legionella Risk and PAT, we provide domestic and commercial legionella risk assessments across Scotland. We help landlords, property agencies, businesses and duty holders stay compliant, protect building users and receive clear reports without unnecessary hassle.
Book your Legionella Risk Assessment today and get straightforward guidance from a qualified, competent assessor
Frequently Asked Questions About Who Can Carry Out a Legionella Risk Assessment
Can I Do My Own Legionella Risk Assessment?
Yes, you may be able to do your own legionella risk assessment if you are competent and the property has a simple water system. If you do not understand the water system, the risks or the control measures required, you should use a professional assessor.
Does a Landlord Need a Professional Legionella Assessor?
Not always. Many simple domestic rental properties can be assessed by a competent landlord, but professional support is recommended for HMOs, properties with stored water, long void periods, complex systems or vulnerable tenants.
How Often Should a Legionella Risk Assessment Be Reviewed?
A legionella risk assessment should be reviewed regularly and whenever it may no longer be valid. This includes changes to the water system, changes in building use, new risk factors, long vacancy periods or concerns about water quality or temperature.
