A Legionella risk assessment is a cornerstone obligation every property manager, business owner, or landlord must conduct to ensure the water system supplied to key personnel and tenants is safe for consumption, according to UK health and safety law.
Legionnaires disease, heavy fines, and court appearances are potential consequences if property managers and owners fail to conduct a Legionella risk assessment. On the other hand, compliance and the prevention of the sometimes fatal Legionnaires disease are the benefits of conducting one.
Discover our comprehensive guide to conducting a Legionella risk assessment to ensure your premises exude safety and health in every water droplet. Additionally, modernising Legionella risk assessments with a cost-effective solution may be the key to compliance and safety.
The Importance of Legionella Risk Assessments
Conducting a sufficient assessment to identify potential risks is a legal requirement to prevent the growth of Legionella bacteria within hot and cold water systems, especially complex systems. A Legionella assessment determines a low-risk or high-risk level that requires control measures.
What Is Legionella Bacteria?
Legionella bacteria are waterborne pathogens that require suitable precautions according to the relevant legislation to prevent the potential risks involved with a potentially fatal form that leads to Legionnaires disease. Knowing what to look for is the first step of the Legionella risk assessment.
Legionella bacteria are found in water droplets in spa pools, swimming pools, cooling towers, and hot and cold water systems supplied to tenants or key personnel. A Legionella risk assessment identifies the risk level of the bacteria being present in a specific water system.
Internal Causes of Legionella Bacteria Growth
Some internal factors increase the likelihood of bacterial growth and Legionnaires disease:
- Water temperatures between 20-45°C (77°F–113°F)
- Bio-film on the surface of hot or cold water tanks
- Water with access to nutrients like algae, rust, sludge, scale, sediment, or organic matter
- Poor water management without any awareness training
External Causes of Legionella Bacteria Growth
Some external factors increase the probability of bacterial growth and Legionnaires disease:
- Changes in municipal water quality
- Stagnation in water storage tanks
- Fluctuating water temperatures
- Inadequate disinfectant levels
- Incorrect water PH levels
- Construction and environmental changes
What Is Legionnaire’s Disease?
The potentially fatal Legionnaires disease is a pneumonia type of disorder that may cause chronic respiratory distress and death. Legionnaires disease is a severe form of pneumonia that targets the older population, smokers, young children, and men over 50 more than other people. The failure to follow health regulations could result in persons inhaling the dangerous bacteria through water droplets.
Is Legionella Testing a Legal Requirement?
Is a Legionella risk assessment a legal requirement? Yes, legionella risk assessment for landlords is required. Renting, managing, or owning property makes it a legal responsibility to ensure specific health and safety regulations are met in the UK, including conducting a Legionella risk assessment and test to identify and rectify potential hazards.
The Health and Safety Executive (HSE) cites multiple legal requirement acts for property owners, which include housing associations, private landlords, local authorities, housing co-operatives, and business owners. Legionella testing is the legal responsibility of any property owner, landlord, or manager.
The UK Government Legislation Section 3(2) of the Health and Safety at Work Act of 1974 (HSWA) states that any person managing or owning a property has a legal obligation to ensure the safety and health of employees, tenants, and anyone entering the premises.
The Health and Safety at Work Act of 1974 (HSWA) also clearly states that any person owning or managing a domestic or commercial property is responsible for the prevention of Legionella bacteria in water assets to ensure acceptable health and safety in hot and cold water systems.
Additionally, the Management of Health and Safety at Work Regulations of 1999 outlines specific guidelines for employers to ensure safe water systems for their personnel. Legionella assessments are the legal duties of employers, estate agents, property managers, and landlords.
Furthermore, the Legionella Control Association (LCA) outlines the LCA Code of Conduct and LCA Service Standards for members to ensure water systems are approved according to UK legislation. Legionnaires disease is a serious risk, and local legislation ensures mitigation and compliance.
In addition, the Control of Substances Hazardous to Health Regulations Act of 2002 (COSHH) provides frameworks business owners, property managers, and landlords should implement to conduct regular Legionella assessments on hot and cold water systems in compliance with UK legislation.
Ultimately, the HSE even recommends that control measures are implemented following a Legionella risk assessment for swimming and spa pools. Commercial property owners and managers also have legal responsibilities related when managing the health and safety of pools in hotels and other areas.
Business owners and landlords often source UKAS-accredited professionals to conduct a Legionella test in a UKAS-accredited laboratory to ensure compliance. Using compliant risk assessment tools like Velappity, with access to the necessary forms could ensure compliance.
Also, read what’s new in British water quality standards to remain compliant and follow all regulations when managing or owning a property with any hot and cold water systems. The ultimate goal is to prevent Legionnaires disease and reduce the likelihood of bacteria growth.
Potential Consequences of Dismissing the Legal Responsibilities
Visum suggests that failing to provide a safe environment could result in fines of up to £20,000 for building managers and owners. Fines and penalties are the consequences of failing to provide safe and healthy water systems to tenants, personnel, or even the public entering your premises.
Meanwhile, the Health and Safety Executive (HSE) states that the failure to report new, changed, or discontinued cooling towers could result in penalties under the Notification of Cooling Towers and Evaporative Condensers Regulations Act of 1992.
On a more serious note, the HSE shared a case study of a landlord who failed to maintain his property, resulting in a 19-year-old woman fighting for her life, only having a 1% chance of survival after burning in a fire because the landlord failed to maintain the proper fire safety law.
Legionella control – the high cost of doing nothing, explains the many possible consequences of ignoring Legionella control in business, commercial, or domestic premises. The cost often extends to potentially fatal consequences and not simply money spent on fines.
Who Is the Legionella-Responsible Person for Risk Assessments?
The Legionella-responsible person institutes the approved code of practice (ACOP L8) published by the HSE to meet the relevant health and safety law when a business has five or more employees. UK’s health standards are strict regarding cooling systems, hot water quality, and the storage of cold water tanks.
The health and safety legislation also includes an understanding of the BS-8580 (-1) changes. Business owners and commercial building managers should assign the role of Legionella-responsible person to someone who can undergo some training and implement tools like Velappity to ensure compliance.
How Often Should I Conduct a Legionella Risk Assessment?
An assessment properly undertaken once every two years is sufficient for low-risk properties that require minimal Legionella control measures and some Legionella awareness training. However, higher-risk properties should conduct an assessment every quarter.
Higher-risk premises with a greater chance of health hazards include medical, commercial properties, water supply management, and food and beverage establishments. However, please learn more about BS-8580-1 risk assessment changes when assessing risks in a higher-risk environment.
Additionally, review the ACOP L8 code of practice, which recommends reviewing the conditions if any changes occur in water temperature, quality, or storage locations. More frequent assessments may be necessary if system locations change or natural conditions change the quality of your water.
Here are more reasons to conduct a Legionella assessment more frequently:
- Key staff change in a company
- The existing water treatment methods fail
- New equipment is introduced to the system
- Electronic equipment controls the temperature or filtration
Legionella Testing vs. Legionella Assessments
Legionella testing differs from the risk assessment. The risk assessment’s goal is to identify the risk levels associated with the bacteria being present within a water storage system. On the other hand, water testing is when assessors take water samples for testing in a UKAS-accredited laboratory.
The Legionella Risk Assessment Process Explained
An assessment can be conducted by anyone with the training or relevant tools like Velappity. The Velappity Legionella risk assessment app has templates and demo videos to guide building owners, managers, and landlords through a step-by-step process. However, here’s the process explained:
- Review the regulations for Legionella control to ensure you know the legislative goals
- Analyse the current Legionella management and controls for any shortfalls
- Record every water asset and associated equipment in a register, including pipework
- Identify potential internal and external hazards that may reveal a potential presence
- Capture the hot or cold water conditions and temperatures to identify more risks
- Use a risk analysis framework to determine the level of risk
- Collect water samples to test the quality and presence of bacteria in a lab if risk levels are high
- Conduct portable application testing (PAT) where electronic equipment is involved
- Design basic schematics with the most appropriate control measures based on regulations
- Report the results and controls while regularly reviewing and adjusting the entire process again
Important Factors to Include in a Legionella Assessment
Record keeping is integral to compliance and improvements when legislation changes. Here are the key factors to include in reporting for records keeping and Legionella control management:
- The assessment of risk levels associated with particular individuals more susceptible to disease
- A complete registry description of hot or cold water tank and equipment locations
- A record of water temperature, with it being below 20°C for cold water outlets and above 50°C for hot water outlets
- Documentation that outlines how storage tanks are insulated and protected from outside debris
- Specific descriptions for all system components, including what type of boilers are used
- Confirmation that all outlets, pipes, mixing valves, and flush water systems are well-maintained
Legionella Risk Assessments for Landlords and Property Managers
Property managers, estate agents, and landlords could have legal duties pertaining to a single site or multiple domestic premises. A landlord may conduct a simple assessment of the water supply, water quality, and water storage for the control of substances hazardous to tenants.
However, estate agents may need an assessment app compliant with legal regulations for efficient record-keeping due to the high risk of managing multiple residential premises. The documents and management controls must be reviewed regularly to ensure all health hazards are addressed forthwith.
Legionella Risk Assessments for Large Businesses
A business or building owner faces greater potential dangers related to environmental conditions because of the complex requirements of UK regulations. Properly managed assessments and the control of hazardous substances must follow the Safety at Work Act, whether for single or multiple sites.
The process will be more challenging and requires a competent person or persons who have some awareness training while using an effective risk management app like Velappity. Legionella testing should also be conducted more frequently within complex water management systems.
Legionella Risk Assessments for the Healthcare Industry
Finally, a Legionella risk assessment for hot and cold water systems in the healthcare industry becomes far more complicated and requires extensive documentation and reporting to ensure substances hazardous to patients within a water system have effective control measures.
Often, healthcare Legionella-competent person has efficient training to work in higher-risk environments that may include evaporative cooling systems. Frequent water testing for Legionella bacteria in water droplets is vital. Velappity can ensure seamless records keeping and reporting.
Can You Conduct Legionella Assessments on Your Own?
Legionella awareness training is ideal for the person responsible for conducting a Legionella risk assessment. Legionella training for the entire business is ideal for business owners and commercial property agents to ensure everyone can identify potential risk-related conditions.
However, Velappity is a Legionella risk assessment app that allows the Legionella-responsible person to conduct thorough assessments, request water testing, and use efficient record keeping to ensure the health and safety legislation in the UK is met.
Velappity follows the approved code of practice ACOP L8, outlined by the HSE, to ensure any user conducts a Legionella risk assessment that meets regulations while being reviewed regularly as per the legal obligations of business owners, estate agents, and landlords.
The client portal allows assessors access to forms for inspections, which are customisable, depending on the property type. Compliance is a priority, and the Velappity pricing options suit any budget. Start a free trial today, or contact us to discuss your specific Legionella risk assessment needs.
Legionella Risk Assessment Conclusion
A Legionella risk assessment is a priority for all property owners, managers, and landlords, whether you’re the building owner or rent apartments out on behalf of the building owner. A Legionella risk assessment should be reviewed regularly for accurate reporting to the local authorities.
Use our guide to conduct Legionella assessments, request water system testing, or meet local regulations for health and safety in the UK. Contact us to discuss complex systems with complex requirements, or start a free trial today to prevent Legionnaires disease.
Legionella Risk Assessment FAQs
How do you conduct a Legionella risk assessment?
The following processes are involved in Legionella assessments for a cold water system:
- Training for a complete understanding of the bacteria and Legionnaires disease
- A Legionella management document and physical premises review
- The recording of a water system asset document register
- The identification of potential hazards related to equipment, conditions, outlets, and even pipes
- The capturing of hot or cold water system conditions and temperatures
- The collection of water droplets for water supply testing if Legionella testing is necessary
- The implementation of PAT testing if electronic equipment is used in a water system
- The provision of basic plant and distribution schematics where necessary
- The delivery of recommended Legionella control measures for effective management
How often should Legionella risk assessments be done?
We recommend conducting Legionella assessments once every two years for a low-risk property. However, properties with a higher risk and demand for Legionella control should conduct a Legionella risk assessment once every quarter.
Higher-risk properties include food and beverage establishments, hotels, public spa or swimming pools, hospitals, dental practices, doctor’s rooms, and water management systems. Please read, “Do I need a Legionella risk assessment?”
Where is Legionella’s Bacteria Growth more common?
The bacterium Legionella pneumophila and related bacteria typically grow in natural water systems like lakes, rivers, and reservoirs. However, the natural water systems are low-risk and typically contain minimal numbers of bacteria.
Additionally, the bacteria grow in purpose-built water systems like spa pools, swimming pools, evaporative condensers, combination broilers, and hot and cold water systems if the conditions aren’t suitable enough for clean water.
How do I know if my water systems have Legionella?
Legionella bacteria thrive under certain conditions. For example, the wrong water temperature, stagnant water systems, and contaminated water containing debris could increase the risk of developing Legionella bacteria. The water quality defines whether a water system can grow Legionella bacteria. Read more about HSG-274 Legionella Control to consider reducing the growth conditions.
How much does a Legionella risk assessment cost?
The Legionella risk assessment cost depends on various factors, such as building size, location, the number of properties, the need for PAT testing, and even how many bedrooms and bathrooms are in a house. A private landlord or property manager could pay £50-£200 per property per assessment. However, a commercial property manager could pay £200-£2,000+ per property per assessment.
Can I test for Legionella myself?
Legionella testing is done in a UKAS-accredited laboratory. However, Legionella water testing isn’t always required in residential properties, according to the HSG 274 guidelines from the HSE. Additionally, the HSE confirms that any competent landlord can conduct assessments without training.
Fortunately, business owners and building managers can conduct a thorough Legionella assessment using Velappity, a Legionella risk assessment app designed to help users assess, monitor, implement, and report Legionella control measures to ensure compliance with UK health legislation.
