Legionella in Private Rented
Accommodation
3rd June 2015
Content
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Introduction
What is Legionnaires Disease?
Legionella and the Law
Landlord’s Responsibilities
Further Information
Any Questions?
Introduction
• Why Legionella?
• The legal responsibilities of landlords
regarding legionella.
• Advice
• Action required by landlords
regarding the control of legionella.
What is Legionnaires Disease?
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Legionella is the name given to the group of bacteria that cause
disease including the most serious Legionnaires Disease.
Legionnaires Disease is a potentially fatal form of pneumonia and
whilst everyone is susceptible to infection some people are at a higher
risk:
– People over 45 years of age.
– Smokers and heavy drinkers
– People suffering from chronic respiratory or kidney disease
– Diabetes, lung and heart disease
Anyone with an impaired immune system.
• Legionella Bacteria are common in natural water sources such as
rivers, lakes and reservoirs, but usually in low numbers.
• Legionella Bacteria may also be found in purpose-built water systems
such as cooling towers, evaporative condensers, hot and cold water
systems and spa pools.
Where does it come from?
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Legionella bacteria are widespread in natural water systems, e.g.
rivers and ponds. However, the conditions are rarely right for people
to catch the disease from these sources.
Outbreaks of the illness occur from exposure to legionella growing in
purpose-built systems where water is maintained at a temperature high
enough to encourage growth, e.g. cooling towers, evaporative
condensers, hot and cold water systems and spa pools used in all
sorts of premises (work and domestic).
How do people get it?
People contract Legionnaires’ disease by inhaling small
droplets of water (aerosols), suspended in air, containing
bacteria.
Certain conditions increase the risk from legionella if:
• The water temperature in all or some parts of the system may be
between 20-45oC, which is suitable for bacterial growth.
• It is possible for breathable water droplets to be created and
dispersed e.g.aerosol created by a cooling tower, or water outlets.
• Water is stored and/or re-circulated.
• There is deposits that can support bacterial growth providing a
source of nutrients for the organism e.g. rust, sludge, scale, organic
matter or biofilms.
Cases of Legionnaires disease are often the result of infections
caught in the UK, but a number of cases occur abroad.
Outbreaks
• Barrow in Furness – 2002 – Air Conditioning Plant
• Wales – 2010 – Cooling Towers
• Edinburgh – 2012 – Cooling Towers
• Since January 2015, Public Health England have
published data that indicates there have been 27
confirmed cases of Legionnaires’ Disease in the UK,
10 of these were believed to have been contracted
abroad.
Public Health England. Monthly Legionella Report: February 2015
Legionella and the Law
• Landlords have a duty under The Health and Safety at Work etc
Act 1974 to understand and manage the risks from Legionella
bacteria.
• Compliance with this legislation is controlled by the Health and
Safety Executive (HSE) in domestic properties.
• The Management of Health and Safety at Work Regulations
provide a broad framework for controlling health and safety at
work.
• The Control of Substances Hazardous to Health Regulations
2002 (COSHH) provide a framework of actions designed to
access, prevent or control the risk from bacteria like Legionella
and take suitable precautions.
• Approved Code of Practice: Legionnaires’ Disease: The control
of Legionella bacteria in water systems (L8)
What you must do:
As an employer, or a person in control of the premises,
you are responsible for health and safety and need to
take the right precautions to reduce the risks of
exposure to legionella.
You must understand how to:
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Identify and assess the risk
Manage the risks
Prevent or control any risks
Keep and maintain the correct records
Carry out any other duties you may have
As a landlord, what are your duties?
• Organisations, or self-employed individuals, who
provide residential accommodation are responsible
for ensuring that the risk to legionella in those
premises is properly assessed and controlled.
• All water systems require an assessment of the risk
which they can carry out themselves if they are
competent or employ somebody who is.
• In most residential settings, a simple assessment
may show that the risks are low and no further action
may be necessary.
• To undertake assessment you need to
know whether:
– The water temperature in all or some parts of the system is
between 20-45oC.
– Water is stored or re-circulated as part of your system.
– There are sources of nutrients such as rust, sludge, scale,
organic matter and biofilms.
– The conditions are likely to encourage bacteria to multiply
– It is possible for water droplets to be produced and, if so,
whether they can be dispersed over a wide area, e.g.
showers and aerosols from cooling towers
– It is likely that any of your residents are more susceptible to
infection due to age, illness, a weakened immune system etc
and whether they could be exposed to any contaminated
water droplets.
Low Risk Example
• A small dwelling with a small domestic-type water
system;
• Where daily water usage is inevitable and sufficient
to turn over the entire system;
• Where cold water is directly from a wholesome
mains supply (no stored water tanks);
• Where hot water is fed from instantaneous heaters
or low volume water heaters (supplying outlets at
50oC)
• WHERE ASSESSMENT SHOWS RISKS
ARE LOW AND PROPERLY MANAGED,
NO FURTHER ACTION IS REQUIRED.
Simple Control Measures
• Flushing out the system prior to letting out the
property.
• Avoiding debris getting in the system (e.g. ensure
that cold water tanks, where fitted, have a tight fitting
lid)
• Setting temperature of hot water storage tank to
60oC.
• Ensure tenants report problems with heating water
and clean showerheads.
Showers
• Showers create a means of creating and dispersing
water droplets which may be inhaled causing a risk
exposure to legionella.
• However, if used regularly risk is reduced but tenants
should be advised to regularly clean and disinfect
showerheads.
• Instantaneous electric showers pose less of a risk as
they are generally coldwater-fed and heat only small
volumes of water in operation.
Non-occupancy
• It is important that water is not allowed to stagnate
within the water system and so there should be
careful management of dwellings that are vacant for
extended periods e.g. student lets.
• Outlets on hot and cold water systems should be
used at lease once a week to maintain a degree of
water flow and minimise chances of stagnation.
• For long periods of non-occupancy consider flushing
or draining the water system.
Further Information
• The HSE Website:
http://www.hse.gov.uk/legionnaires/
• Information Leaflet
Any Questions?