As a landlord or property owner, you should understand the difference between:
- Legionella testing; and a
- Legionella risk assessment
to ensure your building is, and remains, compliant with current legislation.
When responsible for a commercial property, rental accommodation, or any other building with a water system, you will have come across the statutory requirements for Legionella testing and Legionella risk assessments. Although they are often mentioned together, they are not the same thing.
Understanding the difference is important because each serves a different purpose. Together, they form a complete water safety management approach.
What Is Legionella?
Legionella is a type of bacteria that can grow in hot and cold water systems when the right conditions exist. It is most commonly associated with stagnant water, poor maintenance, and unsuitable water temperatures, particularly where water is stored in tanks or pipework.
If contaminated water droplets are inhaled, they can cause Legionnaires’ disease, a potentially serious lung infection. Because of this, it is important for those responsible for buildings to manage the risk of Legionella through appropriate monitoring and maintenance.
What Is a Legionella Risk Assessment?
A Legionella risk assessment is a professional inspection of a property’s water system. Its purpose is to:
- identify conditions that could encourage the growth of Legionella bacteria; and
- recommend ways to reduce the risk.
During the assessment, an assessor will inspect areas such as cold-water tanks, outlets, and pipework, while taking into account factors including:
- water temperature;
- the condition of the system; and
- how water is used throughout the building.
You will receive a report highlighting any potential hazards, together with recommended control measures to help keep both the water system and the property safe.
A risk assessment focuses on preventing problems before they occur rather than identifying active bacteria in the system.
What Is Legionella Testing?
Legionella testing involves taking water samples from selected outlets within the water system and analysing them (in a laboratory) to check for the presence of Legionella bacteria.
While testing can confirm whether bacteria have been detected in the samples taken, it only provides a snapshot of the system at that particular point in time. It does not explain why bacteria are present or where they originated. Nor does it identify potential issues elsewhere in the system.
For this reason, testing should be viewed as a supporting measure rather than a replacement for a Legionella risk assessment.
Do You Need Both?
Every building with a water system should have its risk of Legionella assessed, as this forms part of meeting your responsibilities under the Control of Substances Hazardous to Health (COSHH) Regulations. The Health and Safety Executive (HSE) provides guidance through ACOP L8, the Approved Code of Practice, which explains how duty holders should manage the risk.
However, routine Legionella testing is not required in every building.
Whether testing is necessary will depend on:
- the outcome of the Legionella risk assessment;
- the type of water system; and
- how the system is managed.
If you would like further information, please contact Summit Environment who will be pleased to provide professional Legionella risk assessments and expert advice to help you:
- protect your water systems;
- comply with current guidance; and
- reduce the risk of Legionnaires’ disease.
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