A Guide to Legionella Risk Assessment for Landlords

A Legionella risk assessment is an evaluation of a water system to identify potential sources of Legionella bacteria and assess the risk of Legionnaires’ disease. The assessment should be carried out by a qualified and experienced professional who understands the potential sources of Legionella and the best ways to control them.

What Is a Legionella and Why Is It Necessary?

Legionella is a type of bacteria that can cause a serious form of pneumonia known as Legionnaires’ disease. The bacteria can be found in natural water sources such as rivers and lakes, as well as in man-made water systems such as cooling towers, hot tubs, and plumbing systems. In order to prevent the spread of Legionella, it’s important to conduct a Legionella risk assessment.

Legionella risk assessment is a legal requirement, and it is the responsibility of the person or organisation responsible for the management of the property to appoint a qualified professional to conduct the assessment.

The assessment process typically includes identifying potential sources of Legionella, assessing the risk of Legionella growth, implementing control measures, monitoring, and reviewing the effectiveness of those measures, and providing a written report detailing the findings and recommendations.

A Legionella risk assessment is an important step in ensuring the safety and well-being of building occupants and it can also help protect the building owner or facility manager from legal and financial risks.

What are the Components of a Legionella?

A Legionella assessment typically includes the following components:

1. Building And Water System Review: This includes an examination of the building’s design and construction, as well as an inspection of the water systems and equipment. The assessment team will look for potential sources of Legionella growth, such as stagnant water, warm temperatures, and biofilm build-up.
2. Water Sampling And Testing: This is the process of taking water samples from various locations in the building’s water system and testing them for the presence of Legionella bacteria. The samples are typically collected from locations such as the hot water system, cold water system, and shower heads.
3. Risk Assessment: The assessment team will use the information gathered from the building and water system review and water sampling and testing to determine the level of risk for Legionella growth and spread in the building.
4. Recommendations: Based on the risk assessment, the assessment team will make recommendations on how to reduce or eliminate the risk of Legionella growth and spread in the building. These recommendations may include changes to the water system, such as increasing the temperature of the hot water system, installing filters, and implementing a water management program.
5. Follow-up And Monitoring: The assessment team will provide guidance on how to monitor the water system to ensure that the recommended actions are effective and that the risk of Legionella growth and spread is kept to a minimum.

How Does Legionella Spread and How Can It Be Prevented?

Legionella bacteria can spread through the water system of a building, typically through inhalation of small droplets of contaminated water. This can happen when water containing Legionella is aerosolised, such as through showerheads or faucets, or when water is used in cooling towers or humidifiers.

To prevent Legionella growth and spread, a number of measures can be implemented. These include:

1. Temperature Control: Keeping the water temperature in hot water systems above 50°C (55°C within higher risk groups such as care homes and hospitals) and in cold water systems below 20°C can prevent the growth of Legionella.
2. Disinfection: Chemical disinfection such as chlorine or monochloramine can be used to reduce or eliminate Legionella in the water system.
3. Water Flow: Ensuring that water is constantly moving through the system and not stagnant can prevent the growth of Legionella.
4. Water Filtration: Installing filters in the water system can remove particulate matter that can harbour Legionella.
5. Maintenance and Cleaning: Regularly cleaning and maintaining water systems and equipment can help prevent the growth of Legionella.
6. Water Management Program: Implementing a water management program that includes regular monitoring, testing, and record keeping can help ensure that the water system is free of Legionella and that any potential issues are identified and addressed quickly.

What are the Symptoms of Legionnaires’ Disease?

Legionnaires’ disease is a severe type of pneumonia that is caused by the Legionella bacteria. The symptoms of Legionnaires’ disease can include:

• Fever: A high fever, often accompanied by chills, is a common symptom of Legionnaires’ disease.
• Cough: A persistent, dry cough is a symptom of Legionnaires’ disease, and some people may also experience chest pain.
• Shortness of Breath: Difficulty breathing, or shortness of breath can occur as the infection progresses.
• Headaches: Many people with Legionnaires’ disease experience headaches.
• Muscle Aches: Muscle aches and fatigue are common symptoms of Legionnaires’ disease.
• Loss of Appetite: Some people may lose their appetite or experience nausea.
• Confusion: Confusion or changes in mental state, such as disorientation, can occur in some people with Legionnaires’ disease.

Symptoms of Legionnaires’ disease usually appear 2 to 10 days after exposure to the Legionella bacteria.

How Common Is Legionella and Who Is at Risk of Contracting It?

Legionella is a common bacterium, and it can be found in natural water sources such as rivers, lakes, and hot springs. However, the bacteria can also grow in man-made water systems such as those found in buildings, especially those with complex water systems, such as hotels, hospitals, long-term care facilities, and cruise ships.

Legionnaires’ disease is relatively rare. The majority of cases occur in people who are 50 years of age or older, and people with certain underlying health conditions, such as lung disease, weakened immune systems, or chronic kidney failure, are at an increased risk of contracting the disease.

Smokers and heavy alcohol drinkers are also at a higher risk of contracting the disease, as well as people who have had a recent surgery, organ transplant or cancer treatment.

The risk of contracting Legionnaires’ disease is low, it can be severe and even fatal in some cases, especially among older adults and people with weakened immune systems. That’s why it’s important to take precautions to prevent the growth and spread of Legionella in buildings and to seek medical attention if you suspect you have been exposed to Legionella and are experiencing symptoms.

How Is Legionella Diagnosed and Treated?

Legionella is diagnosed through laboratory testing of a sample of the patient’s urine or sputum (phlegm coughed up from the lungs). The test looks for antibodies to the Legionella bacteria. In some cases, a sample of the patient’s blood may also be tested.

Chest x-rays and CT scans may also be used to help diagnose Legionnaires’ disease, as the infection can cause inflammation in the lungs, which can be seen on imaging tests.

Once a diagnosis of Legionnaires’ disease has been made, treatment typically involves the use of antibiotics. The specific type of antibiotic used will depend on the patient’s overall health and the strain of Legionella that is causing the infection.

Treatment usually needs to be administered in a hospital, and patients with severe or complicated cases may require intensive care. Treatment typically lasts for 10 to 14 days, and patients may need to be in the hospital for several weeks.

In addition to antibiotics, supportive care such as oxygen therapy and mechanical ventilation may be necessary for severe cases.

It’s important to note that early diagnosis and treatment are critical for a good outcome with Legionnaires’ disease.

How Is a Legionella Risk Assessment Conducted?

A Legionella risk assessment is conducted to evaluate the potential for Legionella bacteria to grow and spread in a building’s water system. The assessment typically includes several steps:

Building and Water System Review: The assessment team will conduct a thorough examination of the building’s design and construction, as well as an inspection of the water systems and equipment. They will identify potential sources of Legionella growth, such as stagnant water, warm temperatures, and biofilm build-up.

Water Sampling and Testing: The team will take water samples from various locations in the building’s water system and test them for the presence of Legionella bacteria. The samples are typically collected from locations such as the hot water system, cold water system, and shower heads.

Risk Assessment: The assessment team will use the information gathered from the building and water system review and water sampling and testing to determine the level of risk for Legionella growth and spread in the building. They will consider factors such as the building’s size and occupancy, the water system’s complexity, and the presence of vulnerable populations, such as older adults and people with weakened immune systems.

Recommendations: Based on the risk assessment, the assessment team will make recommendations on how to reduce or eliminate the risk of Legionella growth and spread in the building. These recommendations may include changes to the water system, such as increasing the temperature of the hot water system, installing filters, and implementing a water management program.

Follow-up and Monitoring: The assessment team will provide guidance on how to monitor the water system to ensure that the recommended actions are effective and that the risk of Legionella growth and spread is kept to a minimum.

The assessment process and the recommendations may vary depending on the building type and size, the purpose of the building, and the local/national regulations. It is essential to consult with a specialist or an expert in this field to conduct a thorough assessment and comply with the regulations.

What are the Standards And Guidelines for Conducting a Legionella Assessment?

The Health and Safety Executive (HSE) is responsible for enforcing the control of legionella bacteria in water systems. The guidelines for conducting a Legionella assessment are outlined in the Approved Code of Practice and guidance (L8) “Legionnaires’ disease: The control of legionella bacteria in water systems”.

The L8 guidance is intended to help employers and those in control of premises identify, assess, and control the risk of legionella bacteria. It covers the legal requirements and good practice in managing the risk of legionella bacteria and provides guidance on how to:

• Identify and assess sources of risk.
• Implement and manage control measures.
• Keep records of the risk assessment and control measures
• Provide information, instruction and training to employees and others who may be at risk.

The L8 guidance is not mandatory but it provides evidence of good practice and following the guidance can be used as a defence in court.

In addition, the Water Management Society (BSI) has also published a standard, PAS 91, which provides a framework for the management of water systems to control the risk of legionella.

What are the Regulations & Guidelines for Preventing Legionella In Buildings and Water Systems?

The main regulations and guidelines that apply to preventing Legionella in buildings and water systems in the UK are:

The Health and Safety at Work etc. Act 1974: This act requires employers to ensure the health, safety, and welfare of employees, and others who may be affected by their work.

The Control of Substances Hazardous to Health Regulations (COSHH) 2002: This regulation requires employers to assess and control the risk of exposure to legionella bacteria in the workplace.

The Approved Code of Practice and guidance (L8) “Legionnaires’ disease: The control of legionella bacteria in water systems”: This guidance is intended to help employers and those in control of premises identify, assess, and control the risk of legionella bacteria in water systems.

The Water Management Society (BSI) PAS 91: This standard provides a framework for the management of water systems to control the risk of legionella.

These regulations and guidelines require employers and those in control of premises to identify and assess sources of risk, implement, and manage control measures, keep records of the risk assessment and control measures, and provide information, instruction and training to employees and others who may be at risk.

How Often Should a Legionella Assessment be Conducted?

The frequency at which a Legionella assessment should be conducted depends on the level of risk identified and the regulations.

The Health and Safety Executive (HSE), recommends that a Legionella risk assessment are completed every 2 years and should be reviewed regularly, and at least annually. This is to ensure that the assessment remains current and that any changes in the water system or the building are taken into account.

If a high level of risk is identified, the assessment should be reviewed more frequently, for example every 6 months.

Additionally, if any changes are made to the water system, such as the addition of new equipment or a change in the use of the building, a new assessment should be conducted to ensure that the risk of Legionella growth and spread is still under control.

It’s important to keep records of the assessment and the control measures, as well as to ensure that the water management program is implemented and maintained.

Can Legionella be Eliminated Completely or Only Controlled?

Legionella bacteria can be found naturally in the environment, and it can be hard to eliminate it completely from a water system. However, the risk of Legionella growth and spread can be controlled effectively through a combination of measures such as regular maintenance, cleaning, and disinfection of the water system, as well as temperature control and water flow.

Even with a well-implemented water management program, the risk of Legionella growth and spread can never be completely eliminated.

What Is the Main Cause of Legionella Outbreak?

The main cause of a Legionella outbreak is the growth and spread of Legionella bacteria in a building’s water system. The bacteria can grow in warm water and can be found in various parts of a building’s water system, such as the hot water system, the cold-water system, and shower heads.

A number of factors can contribute to the growth and spread of Legionella in a building’s water system, such as:

• Stagnant Water: Legionella can grow in water that is not moving and not properly circulating.
• Warm Temperatures: Legionella thrives in warm water temperatures, typically between 20-45°C.
• Biofilm Build-up: Legionella can grow in biofilms, which are thin layers of microorganisms that attach to surfaces in water systems.
• Poor Water Quality: Legionella can thrive in water that is dirty or contains high levels of organic matter.
• Poor Maintenance and Cleaning: A water system that is not properly maintained and cleaned can provide ideal conditions for Legionella growth.
• Complex Water Systems: Buildings with complex water systems, such as hospitals, hotels, and long-term care facilities, are at a higher risk of Legionella growth and spread.

What Causes Legionella In Water?

Legionella bacteria are found naturally in water sources, but they can grow and multiply in man-made water systems, such as those found in buildings and facilities, when certain conditions are present.

By identifying and eliminating these causes, it is possible to control the growth of Legionella in water systems and prevent the spread of the bacteria.

How Long Does a Legionella Risk Assessment Last?

The duration of a Legionella risk assessment can vary depending on the size and complexity of the building, as well as the number of water systems and equipment that need to be evaluated.

A smaller building with a simple water system may take only a few hours to assess, while a larger building with a complex water system may take several days.

In general, a Legionella risk assessment typically includes several steps such as a building and water system review, water sampling and testing, risk assessment, recommendations, and follow-up and monitoring.

The report writing and final assessments usually take 2-3 day and important quality management checks are needed to make sure there is a robust process.

We typically agree with clients that the full report will be completed and issued to the client within 10-15 days of the site investigation and a follow up call or visit will be undertaken to make sure everything is understood and the actions are achievable.

Do I Need a Legionella Certificate?

Some landlords have been asked to provide legionella certificates as a condition of being taken on by a letting agent. However, while a legionella risk assessment is certainly a legal requirement, the Health & Safety Executive has confirmed no such certificate exists, nor would it be required.

Legionella certificates are not legally required, but it is important to have a Legionella risk assessment conducted and to follow the regulations and guidelines to ensure the safety of the building occupants.

Having a certificate that verifies that a Legionella risk assessment has been conducted and that the building’s water system is in compliance with the regulations and guidelines can be beneficial in certain situations. For example, if you are the owner of a property and you want to rent it out, a certificate can be used to demonstrate that the property is safe and compliant with the regulations.

Additionally, some insurance companies may require a Legionella certificate as a condition for providing coverage for a building.

Is It a Legal Requirement to have a Legionella Risk Assessment?

It is a legal requirement to have a Legionella risk assessment conducted and to control the risk of Legionella bacteria in water systems.

Employers and those in control of premises have a legal obligation to identify and assess sources of risk, implement, and manage control measures, keep records of the risk assessment and control measures, and provide information, instruction and training to employees and others who may be at risk.

The Health, and Safety at Work etc. Act 1974 and the Control of Substances Hazardous to Health Regulations (COSHH) 2002 require employers to ensure the health, safety, and welfare of employees, and others who may be affected by their work, and to assess and control the risk of exposure to Legionella bacteria in the workplace.

The Approved Code of Practice and guidance (L8) “Legionnaires’ disease: The control of legionella bacteria in water systems” provides evidence of good practice and following the guidance can be used as a defence in court.

It is important to note that regulations and guidelines may change over time, so it’s essential that the consultants you use will let you know when these changes happen.

What Is the Danger Zone for Legionella?

The “danger zone” for Legionella bacteria refers to the range of temperatures and conditions in which the bacteria can grow and thrive. The bacteria can grow in water that is between 20-45°C and typically, Legionella grows best in temperatures between 30-45°C.

It’s important to note that the temperature range of the danger zone is not fixed, as the growth of Legionella can be influenced by a variety of factors such as the presence of other microorganisms, the water chemistry, and the presence of biofilm.

The danger zone can be found in a variety of locations within a building’s water system, including:

• Hot Water Systems: Legionella can grow in the hot water tank, heat exchanger, and other components of the hot water system.
• Cold Water Systems: Legionella can grow in the cold-water storage tanks and other components of the cold-water system.
• Shower Heads and Faucets: Legionella can grow in the biofilm that can form inside shower heads and faucets.
• Cooling Towers: Legionella can grow in the warm water present in cooling towers, which are commonly used in air conditioning systems.
• Decorative Water Features: Legionella can grow in decorative water features such as fountains, waterfalls, and ponds.

It is important to identify and control the risk of Legionella in these areas by implementing measures such as regular maintenance, cleaning, and disinfection of the water system, as well as temperature control and water flow.

What are the Long-term Effects of Legionnaires’ Disease?

The long-term effects of Legionnaires’ disease can vary depending on the severity of the illness and the individual’s overall health. In some cases, the infection can be severe and even life-threatening.

For individuals who have a severe case of Legionnaires’ disease, the long-term effects can include:

• Chronic Lung Disease: The infection can cause inflammation in the lungs, which can lead to chronic lung disease such as bronchitis or emphysema.
• Cognitive Impairment: Legionnaires’ disease can cause confusion, memory loss, and other cognitive problems.
• Fatigue: Many people who have had Legionnaires’ disease report feeling fatigued for a long period of time after the infection.
• Respiratory Problems: Some individuals may have difficulty breathing or have chronic cough after the infection.
• Musculoskeletal Complications: some individuals may have weakness or pain in muscles or joints.

For individuals who have a milder case of Legionnaires’ disease, the long-term effects may be less severe, and in some cases, there may be no long-term effects.

What Is Involved In a Legionella Risk Assessment?

A Legionella risk assessment is a process that involves identifying, assessing, and controlling the potential risks of Legionella bacteria growth in a building or facility. It is typically carried out by a qualified risk assessor or specialist and is designed to ensure that all necessary measures are in place to prevent the spread of Legionella and protect the health of building occupants.

The process of a Legionella risk assessment typically includes the following steps:

• Identification of Potential Sources of Legionella: This includes identifying all areas of the building or facility that may be at risk of harbouring Legionella bacteria, such as water storage tanks, cooling towers, showerheads, and faucets.
• Assessing the Risk of Legionella Growth: Once potential sources have been identified, the risk assessor will evaluate the conditions that could lead to Legionella growth, such as the presence of stagnant water, warm temperatures, and low levels of disinfectant.
• Control Measures: Based on the risk assessment findings, the assessor will recommend and implement appropriate control measures to reduce the risk of Legionella growth. This may include regular cleaning and disinfection of water systems, maintaining appropriate water temperatures, and installing Legionella control systems.
• Monitoring and Review: The risk assessor will establish a monitoring and review program to ensure that the control measures are effective and that the risk of Legionella growth is being effectively managed.
• Reporting: The risk assessor will provide a written report detailing the findings of the assessment and outlining the control measures that have been implemented. This report should be kept on file and updated regularly to ensure that the building or facility remains compliant with relevant health and safety regulations.
• Training: Risk assessor will also provide training to the staff and management of the building or facility to ensure that they understand the risks associated with Legionella, how to identify potential sources of the bacteria, and how to implement appropriate control measures.

Who Is Responsible for Legionella Risk Assessment?

The responsibility for Legionella risk assessment varies depending on the type of building or facility, but generally, the person or organisation responsible for the management of the property is responsible for ensuring that a Legionella risk assessment is carried out and that appropriate control measures are in place.

In residential buildings, such as apartment buildings or housing complexes, the building owner or property manager is typically responsible for conducting a Legionella risk assessment and implementing control measures.

In commercial buildings, such as office buildings, hotels, and hospitals, the building owner, property manager, or facility manager is typically responsible for conducting a Legionella risk assessment and implementing control measures.

In industrial facilities, such as factories or power plants, the facility manager or operator is typically responsible for conducting a Legionella risk assessment and implementing control measures.

In some cases, the building owner or facility manager may choose to outsource the Legionella risk assessment to a qualified risk assessor or specialist. In these cases, the assessor is responsible for conducting the assessment and providing recommendations for control measures, but the building owner or facility manager is still responsible for implementing and maintaining those measures.

Who Should Conduct a Legionella Assessment?

A Legionella risk assessment should be conducted by a qualified and experienced professional who has the knowledge and expertise to identify, assess, and control the potential risks of Legionella bacteria growth.

The professional conducting the assessment should have:

• Knowledge Of The Relevant Health And Safety Regulations: The professional should be familiar with the regulations and guidelines related to Legionella control, such as the Health and Safety Executive’s (HSE) Approved Code of Practice (ACOP) and the Water Regulations Advisory Scheme (WRAS).
• Experience In Legionella Risk Assessment: The professional should have experience in conducting Legionella risk assessments in a variety of different types of buildings and facilities.
• Training And Qualifications In Legionella Control: The professional should have the appropriate training and qualifications in Legionella control and management, such as a Legionella Control Association (LCA) or British Safety Council (BSC) qualification.
• Access To Appropriate Equipment: The professional should have access to the equipment necessary to conduct the assessment, such as thermal imaging cameras, water testing kits, and Legionella control systems.
• Professional Indemnity Insurance: The professional should have professional indemnity insurance to protect against any claims arising from the assessment.

How Much Does a Legionella Risk Assessment Cost?

The cost of a Legionella risk assessment can vary depending on several factors such as the size of the building or facility, the complexity of the water systems, and the experience and qualifications of the assessor.

A small residential building may cost around £300-£400 for a basic assessment, while a large commercial or industrial facility with complex water systems may cost upwards of £1,000.

A larger building that requires more frequent assessments and monitoring may cost more than a smaller building that only needs an assessment once a year. Also, if a building is found to have significant Legionella risks, additional measures such as water system cleaning, disinfection, and maintenance may be required, which can add to the overall cost of the assessment.

The cost of a Legionella risk assessment is an investment that can save you from potential legal and financial risks, and it is also a way to protect the health and safety of building occupants.

Conclusion

In conclusion, a Legionella risk assessment is an important process that helps identify, assess, and control the potential risks of Legionella bacteria growth in a building or facility.

The assessment is designed to ensure that all necessary measures are in place to prevent the spread of Legionella and protect the health of building occupants.

The assessment process typically includes identifying potential sources of Legionella, assessing the risk of Legionella growth, implementing control measures, monitoring, and reviewing the effectiveness of those measures, and providing a written report detailing the findings and recommendations.

It is important to appoint a qualified and experienced professional to conduct the assessment, who has the knowledge and expertise to identify, assess, and control the potential risks of Legionella bacteria growth.

The cost of a Legionella risk assessment can vary depending on several factors such as the size of the building or facility, the complexity of the water systems, and the experience and qualifications of the assessor. But overall, it is an investment that can save you from potential legal and financial risks, and it is also a way to protect the health and safety of building occupants.

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