Legionella survey
- Thread starter pidgeon1
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Newboy
Where's the survey being done and who commissioned it?
The central heating circuit isn't relevant to Legionella.
The temperature at which water is stored and delivered is the concern.
The central heating circuit isn't relevant to Legionella.
The temperature at which water is stored and delivered is the concern.
The C.H. is relevant as this heats the water in immersion tank.
As there are two heat sources C.H.Gas or electric by immersion heater when C.H. is not being used. in my properties
My understanding that hot water needs to be delivered at 50deg.
Anybody on here completed a L8 survey ??
Is it law for Landlords to have this survey or is it just advisable ?
http://www.hse.gov.uk/legionnaires/
http://www.hse.gov.uk/pubns/priced/hsg274part2.pdf - see page 45, "Shared premises and residential accommodation: Landlords"
2.141 For most residential settings, the risk assessment may show the risks are low, in which case no further action may be necessary, eg housing units with small domestic-type water systems where water turnover is high.
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Good to see the landlords having to maintain boilers and plant.
N
Newboy
1) Central heating circuit - my mis-understanding. What I meant was that the water within the central heating circuit isn't relevant.
2) As far as Legionella surveys go, it is stored water (and water not moving in the pipework) which is the area of interest.
Hot water cylinder - temperature in excess of 55c will kill Legionella bacteria within 6 hours.
Loft (cold water) cistern - well insulated with lid etc - keep temperature below 20C and any bacteria present in the water will remain dormant
The delivery temperature isn't the issue - in fact you need to be careful not to provide a scald risk.
If it's a void rental property going back onto the market then we usually follow this procedure:
1) Set cylinder temperature to 60C (your flow temperature from CH boiler should be higher than this already) and let the cylinder temperature stabilise - all legionella bacteria killed within 3 minutes. Allow hot water to flush through all outlets (check flow temperature at each discharge point).
2) Drain cold water cistern and clean out any debris. Refill and repeat if necessary. Check condition of insulating jacket/lid.
3) Remove any shower hoses/heads and rinse in hot water (in excess of 60C) if the fitting will tolerate that temperature.
4) Flush through and remove any debris from toilet cisterns.
Measure the temperature on any stored water to identify the level of risk.
70°C to 80°C Disinfecting range
66°C Bacteria die within 2 minutes
60°C Bacteria die within 3 minutes
55°C Bacteria die within 5 to 6 hours
20°C to 45°C Bacteria multiply
20°C & below Bacteria are dormant
The risk of Legionella infection is classed as low within most standard domestic properties but letting agents and some property management companies are seeing the opportunity for a quick profit by scaremongering landlords into needless surveys.
A thorough review of risk and remedial action is what would be reasonably expected of a typical landlord.
If you provide your tenants with Jacuzzi, hot tub, ice makers, swimming pool or air-conditioning then you may need to extend your risk assessment!
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