Legionnaires’ Disease in Water Systems: Risks, Prevention and Landlord Duties

Legionnaires’ disease is caused by inhaling droplets that are contaminated with Legionella. This illness could become severe for those with certain conditions.

Anyone who rents out properties or manages the worksite is responsible for there premises, properties, sites, facilities under their care. Legionella growth could occur within man-made hot and cold services, pipework and outlet supply where appropriate. Such conditions include warm storage, stagnation, sludge and scale within those supplies.

This following article will cover how this organism could grow, which features within the building create a Legionella risk, illness symptoms, when a professional plumber should inspect site.

What is legionnaires’ disease

Legionnaires’ disease (also known as legionellosis) is a type of pneumonia caused by Legionella bacteria. Individuals contract this illness through breathing in droplets that contain the organism, contamination, growth, Legionella. These droplets may come from hot water baths, showers, taps, hot tubs, spa pools, humidifiers, also air conditioning systems.

Legionnaires’ disease does not spread from person to person. Additionally, one does not contract this illness by drinking water that contains Legionella bacteria.

Though Legionnaires’ disease is most common in domestic environments, such buildings still need to have regular water supply checks.

How does legionella grow?

Legionella bacteria are naturally present in low concentrations within water supplies.  Stored flow is man-made, and provides appropriate environment for growth could increase.

This organism multiplies when services to remain between 20°C and 45°C for Legionella to grow. Bacteria will not be active in temperatures below 20°C or above 60°C. If flow does not move regularly through the system, bacteria could grow. Stagnation allows bacteria to grow within the water supply.

The deposits found inside pipework could contribute to Legionella bacteria growth. If pipework contains sludge, scale, rust, and other biological matter, bacteria will grow in those environments. Thus, cleanliness levels within pipework arrangements, services, distribution pipework is another contributing factor to bacterial growth/ contamination risk.

Which systems could present a risk

Both hot and cold services could present the Legionella risk if they are within an inappropriate building, contain wrong supply type, or if they are not maintained in an appropriate manner.

Some building features that contain the most Legionella risk include:

• showers
• taps
• hoses
• stored hot service
• cold storage tanks
• dead legs
• spa pools and hot tubs
• humidifiers
• eye wash stations
• emergency showers
• ornamental fountains

Households that are not used often create a Legionella bacteria risk. For example, shower heads and hoses may become coated with scale if they are not used often.

Common causes in buildings

Stagnant water system sections within buildings is one most common cause. Areas within premises that are unused, have little flow at outlets, contain stored services, or pipework section arrangements that do not have good regular circulation could all potentially contribute to bacterial growth, contamination risk, growth.

Another Legionella bacteria cause within the building is improper service temperature control that move through premises. Hot water system should remain hot, cold services should remain cold. For example, calorifiers (devices that heat the water) should reach 60°C or above. Distribution pipework should also be at 50°C or above, cold water supplies should remain below 20°C.

The third most common Legionella growth cause within pipework and outlets is presence of scale, rust, bio film. These substances may collect inside tanks, within distribution pipework, and at outlets of taps and showers. Thus, keeping these elements clean will reduce bacteria growth risk.

In addition to these causes, most common Legionella cause, organism within buildings is presence of little-used outlets and taps. Taps, showers, and hoses that are not in regular use should be regularly flushed to move flow through pipework. Additionally, same rule applies to shower heads and hoses.

Symptoms to know

Legionnaires’ disease shares many same symptoms as common cold or pneumonia. These symptoms include, but are not limited to:

• cough
• shortness of breath
• chest pain
• high temperature
• fever
• headache
• muscle pain
• chills
• diarrhea
• confusion

Should anyone display any of these symptoms, they should contact medical assistance as soon as possible, especially if they have been at a hotel, hospital, spa, or another location with shared facilities.

How to control risk in hot and cold services

Best methods of controlling growth of Legionella bacteria within hot and cold water supplies are to control service temperatures.

Specifically, calorifiers should reach 60°C or above. Additionally, distributed flow throughout premises should be at 50°C or above.  Cold services, however, should remain below 20°C.

Another method of risk control is to flush little-used outlets in premises. For example, taps and showers that are not often used should be flushed regularly. This process should be included in routine inspection of the building.

Additionally, shower heads and hoses should be cleaned and descaled at regular intervals. These locations are likely to accumulate scale and other deposits that may contribute to bacteria growth.

The removal of dead legs and other sections of unused pipework sections significantly reduce risk of Legionella bacteria in buildings. Where possible, these dead legs should be removed to ensure that bacteria cannot have an appropriate environment within the water system.

Ensuring that storage tanks and distribution pipework are kept clean is another way to control growth of Legionella bacteria within the building. Premises should be regularly inspected, checked, and maintained by a competent commercial plumber.

Regularly taking temperature readings of both hot and cold services will ensure that temperatures remain within the safe range for residents. This is another element that should be included upon inspection of the building and maintenance of pipework within it.

Legionella risk assessment and legal duties

Any individual that owns or manages premises is legally required to complete a risk assessment of potential for Legionella bacteria to be present within supplies in those premises.

The extent of assessment is likely to vary from site to site. For instance, in a rental property that contains only a few apartments, this assessment will likely be much less extensive than a building that contains numerous areas and services.

For rental properties, it is not a legal requirement for the landlord to produce a Legionella bacteria test certificate or to complete microbiological tests on the supply. The landlord will require a competent person to perform an inspection and to produce any records related to that risk assessment.

Buildings are at higher risk

Certain premises carry more risk of Legionella bacteria than others. For example, sites with spas, Jacuzzi, hot tubs, and saunas are at higher risk than others.

Hotels, hospitals, clinics, offices, and accommodation facilities for shared residents are some premises will require more careful risk assessment and management of bacteria than others. Additionally, properties left unused for long periods of time will have a higher risk of bacteria growth than occupied premises.

When should you contact a professional

An individual is managing premises or a rental property, they will need to contact a competent professional in the following situations:

• Premises contain a large and complex water system
• Showers, taps, or water outlets are rarely used
• Water storage within the building
• Dead legs or sections of old pipework
• Contains vulnerable individuals
• Shared accommodation within the premise

A layout of the premises, services within it, and any required management plan for those supplies will be assessed by a professional when these situations arise.