Landlords have many health and safety obligations. One of these includes carrying out Legionella risk assessments.
But, many landlords are still in the dark about how to go about this.
What is Legionella? What harm can it cause? Should you carry it out yourself, or hire a professional?
Here’s a closer look at the importance of a Legionella risk assessment.
Firstly, it’s important to identify the cause of the issue. Many of us, including landlords, are unaware of what Legionella is, let alone what harm it can cause.
Legionella is a type of bacteria found in water systems, such as pipes, as well as central heating systems and air conditioning units.
The bacterium causes Legionnaires’ disease, which is a potentially fatal form of pneumonia.
The bacterium presents a threat to anyone, however those who smoke or suffer from existing health conditions, such as heart disease or a weakened immune system, are particularly at risk.
Legionella can also cause Pontiac fever and Lochgoilhead fever, which also pose health risks.
Therefore, it’s easy to see why, when it comes to Legionnaires’ disease, landlords need to take it seriously.
Legionella can be found naturally in freshwater, such as rivers. However, when found here, it rarely causes humans any harm.
But, when found in man-made water systems, conditions such as maintained temperature allow the bacteria to grow rapidly.
It can then become airborne, for example in water vapour or mist.
People get infected with Legionnaires’ disease by inhaling the droplets of water containing Legionella.
Recirculated or stored water is particularly at risk from developing the bacteria.
In 2014, the Health and Safety Work Act 1974 was revised to include testing of Legionella in all domestic properties.
While the risk in domestic properties is less compared to public buildings, such as businesses, an assessment still needs to be carried out by all duty holders.
But, landlords can do this themselves unless they feel uncomfortable or are unsure how it’s done. As it’s one of the most important landlord’s responsibilities, it’s recommended to seek professional help when undertaking the Legionella assessment.
If a landlord does choose to carry out the Legionella test themselves, they need to provide evidence of this and show proof of their findings.
Failure to comply can result in a serious fine.
There are many ways you can control and prevent the spread of Legionella. These include:
• Replacing or removing any faulty or needless pipework
• Preventing any dirt from entering the water system, for example by fitting a tight lid
• Flushing the water system between each tenancy
• Ensuring the temperature of any water tanks are set high enough (60°C is the optimum temperature, while 20°C- 45°C are often the right conditions to develop the bacteria)
• Make sure water cannot stagnate anywhere in the system
• Treat the water to control growth of any bacteria
As the landlord, the responsibility of Legionella testing lies with you, whether you use a professional or do it yourself, to identify any risks and deal with them accordingly.
Your tenants do not have to keep your property free from Legionella. However, it’s important to inform them of the risks so that they can help reduce them.
You tenants should be:
• Cleaning shower heads regularly
• Not changing the temperature of the water systems once you have set them
• Informing you if they find debris in the water
• Telling you if the water system isn’t working
• Telling you if the hot water temperature is too low
• Turning on any less frequently used water systems at least once a week
However, while tenants can play their part, the responsibility falls with the duty holder. This is where property visits come in.
Void periods between tenancies are a nightmare for landlords for a variety of reasons. But, losing rent isn’t the only concern.
Extra attention needs to be paid to the water systems of vacant properties, as the water will stagnate more easily.
For example, if your property is rented out to students and is empty during the summer, you’ll need to schedule regular visits to run the water. If the property is vacant for prolonged periods of time, it may be necessary to drain the water system completely.
Always flush the water system before new tenants move in.
Evidently, Legionella tests are vital. To take the stress and hassle out of carrying out one yourself, as well as ensuring it’s done correctly, we recommend using our professional Legionella risk assessment service. We’ll ensure your property is safe and that you’re compliant with regulations. These form part of the many services we offer for landlords and letting agents. Find out more about our property services here.
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