Legionella Risk Assessments
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What is Legionella?
• Legionnaire’s disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated water containing ‘Legionella’.
• Legionella is found in domestic hot and cold water systems (tanks, pipework, showerheads etc.).
• They survive in low temperatures between 20-45°C.
• Suitable conditions include - ideal temperature range, ‘food’ for organisms to grow (e.g. rust, sludge, scale etc.), stagnant water or re-circulated water.
What needs to be done?
• The landlord/agent is required to carry out a risk assessment only; this does not require a qualified individual but a competent individual with the correct understanding.
• The legionnaire assessment will require the following to be checked:
– Sources of risk (e.g., water temperature, storing of water, ‘food’ sources).
– Implement control measures; flushing water systems, regular cleaning of showerheads and baths etc, ensuring hot water is stored above 60°C.
• There is no specification on how often the assessment should be carried out; it is recommended for every 2 years or during visits to the property (e.g., inspections).
• Legionella is most important to check if a property has been empty for a significant period of time (water system has not been circulated recently).
Why is it important?
• Landlords have legal responsibilities to ensure the health and safety of their tenant.
• Landlords have a legal duty to assess and control the risk of exposure.
• Assessments are not regularly monitored by authorities, but should a tenant contract legionnaires, a landlord/agent would need to prove they had fulfilled their legal duty.
• Any fines/penalties are dependent on the legislation being used to bring prosecution but can be up to £20,000.
• FAILURE TO REMAIN COMPLIANT MAY RESULT IN LOSS OF LIFE.
• Any result in loss of life, due to non-compliance with this regulation could lead to charges as serious as manslaughter for a landlord.
• Charges can be brought against the landlord and/or agent
• Any result in loss of life, due to non-compliance with this regulation could lead to charges as serious as manslaughter for the landlord.
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