Landlords - legionella risk assessment - what are you doing about it?

[Flossyfloof]

Are you doing it yourself or contracting out?

[Sunnyshores]

If you read the rules, an assessment for a 'normal' domestic property is really quite simple and pretty much limited to the toilets, sinks, washing machine. You can make up your own A4 sheet of checks and an A4 sheet of advice to tenants. Doesnt need to be contracted out at more expense.

[AgathaF]

We've done our own too. Very easy to do. Strikes me as a huge money making rip off by the agents.

[Flossyfloof]

One of my agents is asking for £95, the other £75. When I was at work, the caretaker did the testing, not sure about the risk assessment though.
I have looked online and found some sample forms which I am sure I could complete safely. If you have found anything you could recommend, that would be great.
Thanks ever so much, I did have the feeling I was being ripped off!

[PseudoBadger]

www.hse.gov.uk/myth/myth-busting/2015/case357-consultants-letting-agents-exposure-to-legionella.htm

[Sunnyshores]

There's nothing to 'test'.

You just need to list what places in your home could ptentially be a danger.... a tick box next to them..... date and signature you checked them (in a habited house with no stagnant water you will not have legionnaires)

then you just need a sheet for the tenants saying how they should keep it safe and monitor it ie water max/mins, flushing tolets, running taps, cleaning shower heads.

Then you re check and reissue it annually(? not sure) or when a new tenant.

Agathas right, yet another way to get money off us rich landlords

[SauvignonPlonker]

The agency I use does a combined annual check for gas safety, electrics, legionella, all for £120. I like to have all my legal obligations documented officially.

I do think it's a nonsense piece of legislation though, along with EPC's. But that's another story.

[Needmoresleep]

I agree. One agent helpfully sent me a self assessment form. The only action as far as I can see is cleaning the shower head should the property be unoccupied for more than a month.

Prior to the legislation coming into effect I asked a plumber doing a gas safety check whether he would check for legionaires. He suggested that within a domestic property with a combi boiler fed by the mains, no water tanks and no air conditioners, he would not know what to check for.

If the property is housing people in poor health it might be different, but otherwise it seems as if estate agents are using it as a money making opportunity.

[AgathaF]

Oh yes, EPCs. They're very accurate aren't they? Not!

[Needmoresleep]

Sauvignon, you cannot be in London.... I pay as much as £150+ VAT for a gas safety cert. Legionnaires seems to be in the £75-95 range. Agents are also insisting that if you don't do it by a certain date they will send someone in regardless.

One agent was offering a very cheap gas/electricity test service. A bargain till I saw the 3 pages of supposed "faults", all on a properly fitted 4 year old boiler which had never had problems before. None of the faults were enough to have the boiler fail, but might have been enough to scare a new tenant. So back to the expensive plumber the following year who identified most of them as being new standards. So whilst the gas meter is in the same place as every other one in the street and have been for the last 40 years, modern regs mean a new meter would be placed elsewhere. A plumber using the Gas Safe check as a way of touting for some very expensive and unnecessary work. I am very sick of agents who see letting as a way of making money for themselves, and failing to understand that they work for their clients.

[SauvignonPlonker]

Yes, needmoresleep I am not in London, thankfully. I'm in Scotland & being a LL/tenant up here is so much better (I've been both in the last 5-10 years). There's things like compulsory LL registration, the repairing standard, tenant info packs, no fees for tenants etc.

I think, the market regulates itself more fairly as a result & it is a fairer system all round.

From what I hear of renting in London, no-one is a winner except the letting agencies.

[AgathaF]

Needmoresleep - even though you are using a manged service, would it be worth shopping around for a better price an service for your gas safety cert and engaging your own gas engineer? The choice you appear to have at the moment seems to be a bit crap really. I'm sure there are gas people out there who could provide a decent service at a decent price.