Legionella risk assessments

Tech Surveys

What is Legionella?

Legionnaires’ disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated water containing Legionella. All man-made hot and cold water systems are likely to provide an environment where Legionella can grow. Where conditions are favourable (i.e. suitable growth temperature range; water droplets (aerosols) produced and dispersed; water stored and/or recirculated; some ‘food’ for the organism to grow such as rust, sludge, scale, biofilm etc) then the bacteria may multiply thus increasing the risk of exposure. It is a simple fact that the organism will colonise both large and small systems so both require risks to be managed effectively.

Domestic property 1-5 bedrooms

semi-detached | terraced house | detached house/bungalow | flat

Cost from £60 for single Risk Assessment.

Discounts given on volume and if with EPC.

Please ask for details when calling.

Click Here

Legionella Risk Assessments in Plymouth Devon Cornwall Tech Surveys

The following people are at greater risk of developing the disease:

R

individuals over 45 years of age especially males;

R

smokers;

R

alcoholics;

R

people with chronic lung or kidney disease;

R

people with diabetes;

R

people with weakened immune systems due to conditions such as cancer or an organ transplant.

People in certain occupations, such as those who do maintenance work on large air-conditioning systems, may also be at increased risk of exposure to Legionella bacteria. Generally, more men than women contract Legionnaire’s disease. It is uncommon for people younger than 20 years of age to get Legionnaire’s disease.

Legionella Risk Assessments in Plymouth Cornwall Devon by Tech Surveys 2

0°C

Bacterium is dormant

Legionella Risk Assessments in Plymouth Cornwall Devon by Tech Surveys 1

20°C – 45°C

Legionella will multiply

Legionella Risk Assessments in Plymouth Cornwall Devon by Tech Surveys 4

45°C – 60°C

Legionella will survive but cannot multiply

Legionella Risk Assessments in Plymouth Cornwall Devon by Tech Surveys 3

60°C+

Legionella will not survive

Legionella Risk Assessments Tech Surveys Plymouth Devon Cornwall 1

Legionella Risk Assessments Tech Surveys Plymouth Devon Cornwall 4

Legionella Risk Assessments Tech Surveys Plymouth Devon Cornwall 3

Legionella Risk Assessments Tech Surveys Plymouth Devon Cornwall 2

Who is a landlord in the eyes of the British law?

A landlord is anyone who rents out a property they own under a lease or a licence that is shorter than seven years. Landlords’ duties apply to a wide range of accommodation, occupied under a lease or a licence, which includes but not exclusively, residential premises provided for rent by: local authorities, housing associations, private sector landlords, housing co-operatives, hostels.

Testing (or sampling) the water system for Legionella

Testing or sampling for Legionella (sometimes referred to as microbiological monitoring) is not usually required for domestic hot and cold water systems, but only in very specific circumstances (HSG274 Part 2, para 2.120). Testing for Legionella should not be confused with temperature monitoring, which is a reliable method for confirming the water system is under control. Health and safety law does NOT require landlords to obtain, produce nor does HSE recognise a ‘Legionella test certificate’.

THE LAW AND YOU

The law is clear that if you are a landlord and rent out your property (or even a room within your own home) then you have legal responsibilities to ensure the health and safety of your tenant by keeping the property safe and free from health hazards.

Section 3(2) of the Health and Safety at Work Act 1974

Section 3(2) of the Health and Safety at Work Act 1974 (HSWA) makes provision for relevant health and safety legislation to apply to landlords to ensure a duty of care is shown to their tenants’ with regard to their health and safety. The general duties require under section 3(2) that “It shall be the duty of every self-employed person to conduct his undertaking in such a way as to ensure, so far as is reasonably practicable, that he and other persons (not being his employees) who may be affected thereby are not thereby exposed to risks to their health or safety.”. Landlords, under Section 53 of HSWA are regarded as being self-employed and tenants fall into the class of “other persons (not being his employees)”. If you rent out a property, you have legal responsibilities to ensure you conduct your undertaking in such a way that your tenant(s) are not exposed to health and safety risks.

The Control of Substances Hazardous to Health Regulations 2002

The Control of Substances Hazardous to Health Regulations 2002(COSHH) provides a framework of actions to control the risk from a range of hazardous substances, including biological agents (eg Legionella) – to identify and assess the risk, and implement any necessary measures to control any risk.

There has been no change to UK legislation. Since the L8 Approved Code of Practice (3rd edition) (ACOP) was published in 2001, there has been a requirement for landlords of both domestic and business premises to assess the risks from exposure to Legionella to their tenants.

L8 Approved Code of Practice

L8 Approved Code of Practice (ACOP) was revised and republished in November 2013 and retained the guidance on the requirements of HSWA and COSHH for employers AND those with responsibilities for the control of premises including landlords (L8 ACOP, paragraphs 1 and 2). It applies to the control of Legionella bacteria in any undertaking involving a work activity AND applies to premises controlled in connection with a trade, business or other undertaking where water is used or stored and there is a reasonably foreseeable risk of exposure to Legionella bacteria (L8 ACOP, paragraph 22).

WHAT YOU MUST DO

The practical and proportionate application of health and safety law to landlords of domestic rental properties is that whilst there is a duty to assess the risk from exposure to Legionella to ensure the safety of their tenants, this does not require an in-depth, detailed assessment.

The risks from hot and cold water systems in most residential settings are generally considered to be low owing to regular water usage and turnover. A typical ‘low risk’ example may be found in a small building (eg housing unit) with small domestic-type water systems, where daily water usage is inevitable and sufficient to turn over the entire system; where cold water is directly from a wholesome mains supply (no stored water tanks); where hot water is fed from instantaneous heaters or low volume water heaters (supplying outlets at 50 °C); and where the only outlets are toilets and wash hand basins.

A simple assessment may show that there are no real risks and are being properly managed and no further action is needed. It is important to review the assessment in case anything changes in the system.

Legionella Risk Assessment Advice Tech Surveys Plymouth Devon (1)

Implementing simple, proportionate and appropriate control measures will ensure the risk remains low.

For most domestic hot and cold water systems, temperature is the most reliable way of ensuring the risk of exposure to Legionella bacteria is minimised ie keep the hot water hot, cold water cold and keep it moving. Other simple control measures to help control the risk of exposure to Legionella include:

R

flushing out the system prior to letting the property

R

avoiding debris getting into the system (eg ensure the cold water tanks, where fitted, have a tight fitting lid)

R

setting control parameters (eg setting the temperature of the hot water cylinder (calorifier) to ensure water is stored at 60°C)

R

make sure any redundant pipework identified is removed.

The risk is further lowered where instantaneous water heaters (for example combi boilers and electric showers) are installed because there is no water storage.

Tenants should be advised of any control measures put in place that should be maintained eg not to adjust the temperature setting of the calorifier, to regularly clean showerheads and to inform the landlord if the hot water is not heating properly or there are any other problems with the system so that appropriate action can be taken.

Where showers are installed, these have the means of creating and dispersing water droplets which may be inhaled causing a foreseeable risk of exposure to legionella. However, if used regularly (as in the majority of most domestic settings) the risks are reduced but in any case, tenants should be advised to regularly clean and disinfect showerheads. Instantaneous electric showers pose less of a risk as they are generally coldwater-fed and heat only small volumes of water during operation.

It is important that water is not allowed to stagnate within the water system and so there should be careful management of dwellings that are vacant for extended periods (eg student accommodation left empty over the summer vacation). As a general principle, outlets on hot and cold water systems should be used at least once a week to maintain a degree of water flow and minimise the chances if stagnation.