If you are responsible for the Health and Safety of a building, you need to be aware of the potential risk of Legionella and subsequently Legionnaire’s Disease. If your property has communal water systems which serve more than one property then you will need to determine if there is a risk from Legionella.
Legionella bacteria is usually found in stored water systems where water is left dormant and at a temperature that allows it to proliferate (usually between 20-45°C). Legionnaires disease is potentially fatal and can be contracted through the inhalation of airborne water droplets contaminated with Legionella Bacteria. Below, we have answered some common questions surrounding Legionella Management in Residential Property and discussed what you should be doing as the Accountable Person to control and prevent the risk of Legionella in your building(s).
Firstly, where is there a risk?
The risk is usually from a water system that serves multiple residential properties. These are properties where stored water systems are communal (serving more than one demise). Sometimes communal fountains can be a source of risk. However, please be aware that Legionnaire’s Disease cannot be caught by the drinking of contaminated water, as to be harmful the bacteria needs to be inhaled (i.e. through steam from a shower).
Although not always the case, most residential properties built in recent years, tend to have direct feed water systems, which means that there are no water tanks or stored water systems installed. If this is the case there is no need for a Legionella Risk Assessment or on-going management. If this is not the case for your building(s) please read on to find out how you should be managing the risk!
So, What Conditions Encourage Growth?
A source of Legionella bacteria growth can occur in any water system given the right environmental conditions. These conditions include:
- Stored water or water that is re-circulated as part of your system.
- Stored water temperatures between 20-45°C.
- Deposits such as sediment, rust, scale, sludge or organic material within the parts of the system, for example in your Cold-Water Storage Tanks
Furthermore, Legionnaire’s Disease is most commonly contracted via airborne water droplets, for example from a shower or tap.
As a Landlord or Property Manager, what do I need to do?
If you are the Accountable Person for a block then you need to have your water system risk assessed for Legionella and, where recommended, take action to control or eliminate any risks identified. It is a requirement to identify and assess any source of Legionella risk and then to control and manage any risk identified.
What are the Legal Requirements?
Duties under the Health and Safety at Work etc Act 1974 (HSWA) extend to risks from Legionella bacteria and the Control of Substances Hazardous to Health Regulations 2002 (COSHH) provide a framework of actions designed to assess, prevent or control the risk from bacteria like Legionella. Furthermore, the Approved Code of Practice (ACOP): Legionnaires’ disease: The control of Legionella bacteria in water systems (L8) contains practical guidance on how to manage and control the risks in water systems.
When should a Legionella Risk Assessment be carried out?
A Legionella Risk Assessment (or Water Hygiene Risk Assessment) should be carried out as soon as possible. If there are any risks identified in the report, then regular subsequent Risk Assessments and on-going monitoring and management may be required.
What is on-going monitoring and management?
If the Risk Assessment identifies the need for on-going monitoring and management then you will need to ensure that your water system is regularly checked by a competent and qualified Legionella Risk Assessor. This may entail quarterly or six-monthly inspections, water testing and temperature checks. You will need a log book so that the results of the tests etc. can be recorded and reviewed when required. The log book should contain a simple schematic drawing of the system and your contact details.
Who should I ask to carry out the Risk Assessment?
You should employ a competent Legionella Risk Assessor or reputable independent company to carry out the Legionella Risk Assessment and provide advice and support for the on-going management of any risk identified. If possible, try to avoid using companies that specialise in remedial works as they may not always provide truly independent assessments and recommendations.
For further advice and guidance on Legionella Risk Management, please get in touch with your dedicated and professional team.
