A legionella risk assessment is an important service available to anyone who owns a property, but is primarily something that is used by landlords/agents, holiday let owners and care home or social housing providers. However if you've never had a legionella risk assessment completed or have never seen the results of one you may be wondering what exactly happens, given many providers (us included) use photos of thermometers beneath a flow of water to promote the service.
Legionella is a naturally occurring airborne virus present in water systems, with people who are either over 45, smokers or immunosuppressed being most at risk although it can affect anyone. It specifically requires temperatures between 35C and 40C to grow.
In very simple terms, a legionella risk assessment involves a number of checks within a building or property that determines if the building, and therefore its tenants, staff or residents, are at a lower or heightened risk of becoming unwell from legionnaires disease.
It is very important to stress that the risk assessments are just that, an assessment of risk, they do not confirm if there is legionella bacteria is present in the water system. Testing only needs to be done if the assessment determines there is a heightened risk of legionnaires bacteria being present. Should testing be needed, it can only be conducted under laboratory conditions by a certified testing facility.
What Happens at a Property During an Assessment
To conduct a legionella risk assessment, you must be a competent person and have the correct and necessary equipment. We use a purpose built legionella assessment kit which includes temperature probes for both water and pipes.
Firstly, the person conducting the report will walk around the property identifying the number of 'outlets', that is taps to you and me, in the property including outdoor taps. Next they'll locate the boiler and, if present, the water tank and hot water cylinder. They'll also determine that the property is fed from the mains and that all fittings are suitable.
If any control measures are in place already, such as a written guide for tenants or employees, this will also be noted.
If a water tank is used, this will be inspected, photo taken and notes made of the condition of the tank, whether there is any algae or mould, biofilm etc and if there is a lid or any rust in the tank.
Should a hot water cylinder be present, it will be checked for insulation, if a thermometer is present and what the temperature of the hot water flow pipe is. In addition, if there is an overflow, it will be reviewed to see if it goes into a drain or what's known as a tundish.
Temperature measurements are then taken from each of the taps within set time frames. For cold water taps, they should reach a temperature of below 20C within two minutes. For hot water, they should reach at least 50C within one minute. The condition of the taps and also the shower heads are looked at, to determine how clean they are or if there is a large build up of limescale or not.
All of these factors are recorded to determine individual and an overall risk. The risk level ranges from 0 which means there is no significant risk present, to 5 which is a critical risk.
It is very rare for any property be either a 0 (as there will always be a small risk wherever there is water) or a 5, as most properties are used and maintained to some degree.
Once completed, a formal report is put together which details the overall risk rating, along with a general schematic overview of the water system and a certificate of compliance.
How Often is a Risk Assessment Needed
There is no set law as to how often a legionella risk assessment is needed, however it is good practice to get one done at least once every two years.
In addition, should the property be vacated for some time i.e. between tenancies or during a refurbishment, it is also recommended to get a new risk assessment.
Valerien Property Services offers Isle of Wight legionella risk assessments with prices starting from £60. Contact us on 07368 838213 or by emailing info@valerien.co.uk and we will be happy to help you.