Hot tubs in holiday lets: HSG282 rules for owners

Updated 6 November 2026 · By the Hot Tub Hire team

Short answer: A hot tub provided for paying guests at a UK holiday let counts as a commercial spa pool, so the owner or operator should follow HSE guidance HSG282. That means a risk assessment covering Legionella and chemicals, testing disinfectant and pH at least twice a day, changing the water between each group of guests, cleaning the filter and pipework, independent microbiological sampling and keeping records. Responsibility cannot be passed to guests.

Hot tubs in holiday lets: HSG282 rules for owners

Why holiday let hot tubs are regulated

Hot tubs are warm, aerated and shared by different people, which creates ideal conditions for Legionella and other bacteria. Outbreaks of Legionnaires' disease have been linked to poorly managed hot tubs. The Health and Safety at Work etc. Act 1974 and the Control of Substances Hazardous to Health Regulations 2002 (COSHH) apply to businesses that provide hot tubs, and HSG282 is the HSE's guidance on how to meet those duties for spa pools.

For most holiday lets, local authority environmental health officers are the enforcing authority, and some councils have published their own guidance and inspection forms based on HSG282.

Booking platforms and insurers may also ask about how a hot tub is managed, and guests increasingly look for clear information about cleaning and water quality. A well-run, documented system protects guests and also protects the business if a guest falls ill and questions are asked.

Key duties at a glance

Duty	What guidance based on HSG282 expects
Risk assessment	A general assessment plus a COSHH assessment for Legionella and chemicals
Competent person	Someone trained to test, treat and maintain the tub
Water testing	Disinfectant and pH at least twice a day while in use
Chemical levels	Free chlorine 3 to 5 mg/l or bromine 4 to 6 mg/l, pH 7.0 to 7.6
Water changes	Between each group of guests, or weekly if a stay is longer
Lab sampling	Monthly microbiological samples and quarterly Legionella samples
Records	Tests, treatments, changes and samples recorded and kept

These duties apply whether you buy a tub or hire one for the season, and whether it is a hard-shell spa or an inflatable. If you cannot meet them, for example because changeovers are too tight to allow a full drain, clean and reheat, it is better to rethink the arrangement than to run a tub that does not meet the guidance.

Daily, weekly and monthly tasks

Daily: test and record disinfectant, pH, temperature and water clarity
Daily: check and clean the filter and the water line
Each changeover: drain, clean and disinfect the tub and pipework, then refill
Weekly: clean the cover and surrounding area
Monthly: inspect jets and accessible pipework for biofilm
Monthly and quarterly: arrange independent laboratory samples

Records should show the date and time of each test, the readings, any chemicals added, water changes and cleaning, and who carried them out. Keep them where they can be shown to an environmental health officer, and keep lab results with them. Councils commonly advise keeping records for five years.

Choosing the right tub

Domestic inflatable tubs are designed for private use and may struggle to meet commercial requirements, especially frequent water changes and constant disinfectant levels. Many owners choose a hard-shell spa suitable for commercial use, ideally with automatic chemical dosing and good filtration. Spas shared between several units, such as on holiday parks, should be commercial-grade spas with automated chemical control.

If you hire a tub for a season, agree in writing who carries out testing, changeovers and record keeping. The duties under HSG282 still sit with the business providing the tub to guests, even if a contractor carries out some of the work.

Think about the water supply and drainage too. A typical hard-shell spa holds 1,000 to 1,500 litres or more, so frequent changeovers use a lot of water, and on a metered supply that cost adds up over a season. A suitable drain close to the tub makes changeovers much quicker.

Planning changeovers

A full water change, clean and refill can take several hours, and the tub may then need many hours to reheat before guests arrive. On short-break lets with same-day changeovers, this needs careful timing, a good drainage point and sometimes a faster-heating tub. Drained water treated with chlorine or bromine should go to a foul drain where possible, not straight into a stream, ditch or surface water drain.

Write a short changeover procedure for whoever does the work, covering draining, cleaning the shell and filter, flushing the pipework with a suitable cleaner, refilling, dosing and recording. Clear steps help keep standards consistent when different people handle changeovers through a busy season.

Guest information

Maximum temperature and recommended session length
Shower before use and do not use the tub with stomach upsets or skin infections
Supervise children and keep the cover locked when not in use
No glass, alcohol caution and no use during thunderstorms
Who to contact if the water looks cloudy or smells unusual

Many owners put a laminated card next to the tub and repeat the key points in their welcome information and booking confirmation. It is also sensible to make guests aware that the tub may be closed if tests show the water is not safe, so they are not surprised if this happens.