All water systems must be assessed for legionella risk, and private landlords must ensure this is carried out before the property is first let. The Legionella Risk Assessment (LRA) should then be regularly reviewed at intervals of no more than two years. If a review of the risk assessment indicates that there has been a change to the risk factors then a new risk assessment should be carried out. Depending on the system in the property, private Landlords may be able to carry this assessment out themselves if competent to do so, or it might be necessary to employ a competent assessor to do it.
In most residential settings, a simple assessment may show that the risks are low and no further action may be necessary. An example of a typical lower risk situation may be found in a house where:
daily water usage is inevitable and sufficient to turn over the entire system;
cold water is directly from a wholesome mains supply (no stored water tanks);
hot water is fed from instantaneous heaters or low volume water heaters (supplying outlets at 50 °C); and
Where the only outlets are toilets and wash hand basins.
If the assessment shows the risks are low and are being properly managed, the private landlord need take no further action but it is important that the assessment is reviewed regularly in case anything changes in the system.
To help control the risk of exposure to legionella landlords must:
Flush out the system prior to letting the property, if this has not been done within the previous two years;
Avoid debris getting into the system by ensuring the cold water tanks, where fitted, have a tight fitting lid;
Set control parameters where water is stored in the hot water tank at least 60°C; and
Make sure any redundant pipework and dead ends are identified and removed.
Private landlords must advise tenants of control measures put in place and of their responsibility to help ensure they are maintained. Tenants must be advised:
Not to adjust the temperature setting of the hot water tank;
To regularly clean and disinfect showerheads; and
Inform the landlord if the hot water is not heating properly or if there are any other problems with the system.
In situations where a privately let property is vacant for an extended period, steps must be taken to ensure water is not allowed to stagnate within the water system, by a suitable flushing regime or other measures such as draining the system. Remember a Legionella Risk Assessment (LRA) should be carried out regularly within a minimum of a 2 year period. We carry out Legionella Risk Assessments in Edinburgh & Lothians for Landlord rental properties. www.lothianpattesting.co.uk