The HSE produce a document called Legionnaires' disease: The control of legionella bacteria in water systems Approved Code of Practice and guidance on regulations (L8 ACOP fourth edition 2013). Although this is a guidance document it has an unusual legal status in that organisations can be prosecuted for not following the recommendations defined within.
The practical and proportionate application of health and safety law to employers with 5 or more employees and 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 or employees. Where properties are vacant and stagnant water is present a Legionella Risk Assessment would be recommended. Following this cleaning, flushing and chlorination of the domestic pipework and cold water storage tanks (if applicable) would be required. In a system where cold water is stored, dead legs or redundant pipework are present these generally pose a health and safety risk due to stored or stagnant water and a Legionella Risk assessment would be required to ensure any risks are noted and remedial works if necessary are carried out along with further monitoring if necessary. We recommend carrying out this assessment every two years or more frequently if there is a high risk. The risk assessment will look at the at risk system, how it is used and by who. It will recommend any maintenance, remedial works or monitoring to manage the risk. On low risk systems it may identify that no further action is required. Upon completion of the assessment a certificate will be provided and will clearly highlight the risk and any recommendations.
If the system is found to pose a high risk and a water sample is required London Water Treatment can provide a UKAS certified service.
London Water Treatment can provide Legionella disinfection/water hygiene services for pipe work and water systems/assets to BS8558. Contact us today for a competitive quote.
Other simple control measures to help control the risk of exposure to Legionella include:
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Flushing out the system prior to letting the property
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Chlorinating the pipework and cold water tanks
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Cleaning shower heads and taps to remove lime scale build up.
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Avoiding debris getting into the system (eg ensure the cold water tanks, where fitted, have a tight fitting lid)
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Setting control parameters (e.g. setting the temperature of the hot water cylinder to ensure water is stored at 60°C)
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Make sure any redundant pipework (dead legs) are identified and removed.
Landlords Legal Responsibilities
Landlords, under Section 53 of HSWA: 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.
