We are dedicated property maintenance and inspection company specialising and fulfilling domestic/commercial landlord compliance requirements in London . As part of the landlord compliance check list we offer Legionella Risk Assessment both for domestic and commercial rental properties. Contact us today for a booking or further information.
What is a Legionella Risk Assessment?
Legionella bacteria can cause Legionnaires’ disease, a potentially fatal form of pneumonia. In 2016, the London landlord was fined £200,000 for failing to carry out a risk assessment on the legionella bacteria at his property.
This section will cover the basics of Legionella risk assessment and how it is carried out by landlords.
Legionella is a bacteria that thrives in warm water and can cause serious illness. Legionella risk assessment is used to identify the presence of this bacteria in water systems and prevent it from spreading.
Legionella risk assessments are carried out by health inspectors and they are often required by landlords before they rent out their properties.
What is Legionella and Legionnaires’ disease?
Inhaling tiny droplets of water infected with Legionella results in Legionnaires’ disease, a potentially lethal form of pneumonia. Legionella can grow in almost all hot and cold water systems that were created by humans.
When conditions are favourable (i.e., a range of temperatures that are suitable for growth; the production and dispersion of water droplets (aerosols); the storage and/or recirculation of water; and the presence of ‘food’ for the organism to grow, such as rust, sludge, scale, biofilm, etc.), the bacteria may multiply, increasing the risk of exposure. Because the organism will infiltrate both large and small systems, it is essential to appropriately control risks in both.
Where is Legionella most likely to grow?
Legionella bacteria are naturally present in aquatic environments like lakes, rivers, reservoirs, and streams. They can also thrive in man-made water systems, including hot and cold water systems, cooling towers, and spas.
Any water system, whether natural or artificial, can potentially serve as a breeding ground for Legionella if the right environmental conditions exist.
The health risks posed by Legionella bacteria become considerably more serious in settings where water is stored or recirculated, and where there’s a chance for the spread of water droplets that can be inhaled, known as aerosols.
What conditions promote the growth of Legionella?
Legionella bacteria thrive under certain specific conditions. One crucial factor is the temperature range; these bacteria favour temperatures between 20-45°C (77°F–113°F). At these temperatures, they can proliferate rapidly. They struggle to survive below 20°C and will not grow, while at temperatures above 50°C, the bacteria start to die off. Therefore, maintaining high water temperatures, especially in man-made systems, is often a key preventive measure against Legionella growth
Beyond temperature, the presence of a nutritious environment can greatly facilitate the bacteria’s growth. Legionella bacteria derive nutrients from impurities present in water such as sludge, organic matter, algae, scale, and rust. Biofilms, which are slimy layers that form on surfaces in contact with water, also provide a hospitable environment for these bacteria, as they often harbour nutrient-rich organic matter. Poorly maintained water systems are particularly prone to these conditions, as they can allow for the buildup of such impurities and biofilms, thus promoting the growth and spread of Legionella. Consequently, good water management practices, which include regular cleaning and maintenance of water systems, are essential in controlling the risk of Legionella
What is the cost of a Legionella Risk Assessment?
The size and set up of the water system in a property determines the cost of a Legionella risk assessment. The complexity generally occurs in commercial properties however our standard Legionella Risk Assessments for domestic properties start from £60 plus VAT.
What other landlord related services do you provide?
Gas Safety Certificate:
A certificate issued after inspection and testing of the complete gas installation within a property, including the gas appliances. The installation is checked for both correct operation and safety. In the UK a Gas Safety Certificate is a legal requirement to rent a property and needs to be renewed every 12 months.
EICR:
Electrical Installation Condition Report formerly known as periodic Inspection Report is an certificate outlining the condition of the electrical installation within a property and any potential or existing hazards. An EICR is a legal requirement for rental properties in the UK and maybe required if you are selling your home.
Boiler Servicing:
An annual boiler service is carrying out a series of checks and cleaning to the boiler in order to maintain and increase the life of a boiler. It is also a requirement by the manufacturer to honour any boiler guarantees.
PAT Testing:
Portable appliance testing (PAT) is the label used for inspection and testing of electrical appliances and equipment to ensure they are safe to use and clear of any hazards. Majority of electrical safety issues can be found by visual inspection but some types of defect can only be found by testing. Using the correct calibrated PAT testing equipment.
EPC
An Energy Performance Certificate (EPC) is a document collated from an energy assessment of a property to outline how efficiently the property performs in energy consumption and heat retention. Simillar to the multi-coloured labels now seen on new appliances, EPCs advise how energy efficient a building is and give it a rating from A (very efficient) to G (inefficient). In the UK an EPC is a legal document required to rent or sell your property.
Asbestos Surveys:
Asbestos surveys are inspections undertaken within a building, a property or home for the purpose of identifying existence of asbestos containing material (ACM).
Fire Risk Assessments:
Fire Risk Assessment is a thorough inspection of place of business or residence to gather visual information if any fire hazards exist, if they could cause harm, quantify the level of risk and how best they can be removed.
Frequently Asked Questions
Why is a legionella risk assessment important?
A legionella risk assessment is crucial because inhaling water droplets containing legionella bacteria can result in legionnaires’ disease, a serious and possibly fatal respiratory condition. The dangers of exposure to this bacteria in the water systems of a building can be identified and reduced with the aid of a risk assessment.
Who is responsible for conducting a legionella risk assessment in a commercial building?
A legionella risk assessment is normally carried out by the person in charge of managing and maintaining the water systems in a business facility. This could sometimes be the building’s owner or manager, while other times it might be a facilities management firm or other outside entity.
What are the potential sources of legionella in a building?
Any water system in a property that uses both hot and cold water, like showers, faucets, and hot water tanks, is a potential source of legionella bacteria. Cooling towers, spa pools, and fountains are a few others.
How is a legionella risk assessment conducted?
A certified practitioner with knowledge of the dangers of legionella contamination and water system management often conducts a legionella risk assessment. In the assessment, the design and upkeep of the water systems, potential sources of legionella contamination, and the possibility of exposure are all considered.
How often should a legionella risk assessment be undertaken?
A legionella risk assessment should be carried out at least once per year, and more frequently if there have been significant modifications to the water systems or if there is a high risk of contamination.
What are the recommended actions to take if a legionella risk is identified?
Implementing interventions to reduce the risk of contamination, such as raising the temperature of hot water storage tanks or installing water filters, may be suggested if a legionella risk is found during a risk assessment. The monitoring and testing of the water for the presence of legionella bacteria as well as staff training on proper water management and hygiene procedures may be further recommended interventions.
Is conducting a legionella risk assessment a legal requirement in the UK?
A legionella risk assessment should be carried out in any building where occupants are at a higher risk of exposure to legionella bacteria, such as in healthcare facilities, hotels, and residential care homes, according to the Health and Safety Executive’s Approved Code of Practice and guidance document “Legionnaires’ disease: The control of legionella bacteria in water systems.”
How do I know if my property has a high risk of legionella contamination?
A building may have a high risk of legionella infection for a number of reasons. These include the availability of the bacteria’s sources, such as cooling towers or hot and cold water systems, as well as the risk of exposure, such as the use of unmaintained water systems or the presence of vulnerable people. During a legionella risk assessment, a competent specialist can evaluate the specific dangers in a building.
Can the water in my building be tested for legionella bacteria?
It is possible to test a building’s water for the presence of legionella bacteria. To accomplish this, water samples from the building’s water systems can be gathered and sent to a lab for analysis.
Should any specific precautions that should be taken during a legionella risk assessment?
It is crucial to take care during a legionella risk assessment to prevent contaminating the water samples. Wearing safety gear and collecting the samples with sterile tools are two examples of this.
Can a legionella risk assessment be combined with other types of risk assessments, such as a fire risk assessment?
It is possible to integrate a legionella risk assessment with other types of risk analyses, such as a fire risk assessment or asbestos management survey. This can aid in making sure that all possible threats to the health and safety of building inhabitants are recognised and mitigated.