Why Empty Properties Can Create Legionella Risks
Why Empty Properties Can Create Legionella Risks
When a rental property sits empty, the water system can be easy to forget — but periods of little or no use can increase the risk of stagnation.
When a tenant moves out, most landlords are naturally focused on cleaning, repairs, viewings and getting the property ready for somebody new.
One thing that can easily be overlooked is the water system. If taps, showers and other outlets are not being used regularly, water can remain sitting within parts of the pipework for longer than it normally would.
That does not automatically mean there is a Legionella problem, but periods of non-use can create conditions where risk increases.
Why can an empty property increase Legionella risk?
In an occupied property, water is constantly moving through the system. Taps are used, showers are run, toilets are flushed and hot water is regularly drawn through the pipework.
Once the property becomes empty, that normal pattern of use stops.
Water may remain in pipework, shower hoses, taps and other outlets for weeks or sometimes longer. Stagnation is one of the factors that can contribute to Legionella growth, particularly where water temperatures are also favourable for bacterial growth.
This is why vacant properties are worth thinking about slightly differently from homes that are in regular use.
When is the risk most relevant?
The issue is particularly worth considering where a property has been empty between tenants, remained on the market for a while, been undergoing refurbishment or has areas of the water system that are rarely used.
Guest bathrooms, spare showers, outside taps and other little-used outlets can all be easy to forget.
Properties with stored hot water, cold water storage tanks or older and altered pipework may also need a little more attention than a simple modern mains-fed system.
Even in a relatively small flat, an outlet that has not been used for some time can still form part of the overall risk picture.
What should landlords do before a new tenant moves in?
Good water management does not always need to be complicated.
Where a property has been empty, running water through taps and showers before the next tenant moves in is a sensible starting point. It is also worth checking that hot water is heating properly and that there are no outlets that appear to have been forgotten or rarely used.
Shower heads may benefit from cleaning and descaling where needed, and any stored water systems should be considered as part of the wider assessment of the property.
Keeping a simple record of what has been checked can also be useful, particularly where the property has been vacant for an extended period.
Not sure what applies to your property?
You can Ask Wendy. Tell her a little about the property and she can help with common questions about Legionella Risk Assessments, landlord requirements, PAT testing and guide pricing, and help point you towards the most appropriate next step.
When should you consider a Legionella Risk Assessment?
A formal assessment can be particularly useful where a property has been empty for an extended period, has stored water, older or altered pipework, or outlets that are rarely used.
A Legionella Risk Assessment looks at the property as a whole rather than simply checking one tap or taking a single temperature reading.
It considers how the hot and cold water system is arranged and used, including water storage, showers, little-used outlets, identifiable stagnation risks and relevant accessible parts of the system.
The aim is to identify where potential risks may exist and what practical control measures may be appropriate.
Empty periods are also a good time for other checks
Between tenancies is often the easiest time to deal with other practical property checks because access is simpler and there is less disruption.
If appliances are supplied with the property, it can also be a useful time to arrange PAT testing of landlord-supplied appliances.
Looking at both electrical appliance safety and water-system risk during the same changeover period can make things easier for landlords and letting agents, particularly where several properties are being managed.
Thorn can often provide both PAT testing and a Legionella Risk Assessment during the same property visit.
A practical approach is usually best
The aim is not to suggest that every empty property is dangerous simply because it has not been occupied.
The important point is that periods of little or no use can change the conditions within the water system.
Regular flushing, sensible checks and a proportionate assessment of the property can help reduce avoidable risk and give landlords a clearer record of the steps they have taken.
Thorn provides PAT testing and Legionella Risk Assessments for landlords and letting agents across Glasgow and East Dunbartonshire, with Legionella assessments carried out by an Elmhurst Energy Approved Legionella Risk Assessor.
Not sure what you need for an empty rental property?
Ask Wendy can help with common questions about Legionella, landlord responsibilities, PAT testing and guide pricing, and help you work out the most appropriate next step.
Ask Wendy Legionella Risk Assessments