Legionella Risk Assessment (LRA)

• Audit Title

• Client / Site

• Document No.

• Property address
  Address

• Responsible person

• (Can be the same as the dutyholder)

• Name of assessor

• Conducted on

  Date

• Introductory text is displayed in the final report here. This template is only available for customers of the Guild of Residential Landlords and Training for Professionals.

Legionnaires’ disease

• Legionellosis is a collective term for diseases caused by legionella bacteria including the most serious legionnaires’ disease, as well as the similar but less serious conditions of Pontiac fever and Lochgoilhead fever. Legionnaires’ disease is a potentially fatal form of pneumonia and everyone is susceptible to infection. The risk increases with age, but some people are at higher risk, eg people over 45, smokers and heavy drinkers, people suffering from chronic respiratory or kidney disease, diabetes, lung and heart disease or anyone with an impaired immune system.
  
  The bacterium Legionella pneumophila and related bacteria are common in natural water sources such as rivers, lakes and reservoirs, but usually in low numbers. They may also be found in purpose-built water systems, such as cooling towers, evaporative condensers, hot and cold water systems and spa pools. If conditions are favourable, the bacteria may multiply, increasing the risks of legionnaires’ disease, and it is therefore important to control the risks by introducing appropriate measures.
  
  Legionella bacteria are widespread in natural water systems, eg rivers and ponds. However, the conditions are rarely conducive 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, eg cooling towers, evaporative condensers, hot and cold water systems and spa pools used in all sorts of premises (work and domestic).
  
  

• Legionnaires’ disease is normally contracted by inhaling small droplets of water (aerosols), suspended in the air, containing the bacteria. Certain conditions increase the risk from legionella if:
  
  (a) the water temperature in all or some parts of the system may be between 20–45 °C, which is suitable for growth;
  
  (b) it is possible for water droplets to be produced and if so, they can be dispersed;
  
  (c) water is stored and/or re-circulated;
  
  (d) there are deposits that can support bacterial growth, such as rust, sludge, scale, organic matter and biofilms.
  
  It is important to control the risks by introducing measures which do not allow proliferation of the organisms in the water systems and reduce, so far as is reasonably practicable, exposure to water droplets and aerosol. This will reduce the possibility of creating conditions in which the risk from exposure to legionella bacteria is increased.

Health and Safety Law

• Duties under the HSW Act apply to the risks from exposure to legionella bacteria that may arise from work activities. The Management Regulations provide a broad framework for controlling health and safety at work. As well as requiring risk assessments, they also require employers to have access to competent help in applying the provisions of health and safety law; to establish procedures for workers if there are situations presenting serious, imminent danger; and for co-operation and co-ordination where two or more employers or self-employed people share a workplace. More specifically, COSHH provides a framework of actions designed to control the
  risk from a range of hazardous substances, including biological agents.
  
  Only the courts can give an authoritative interpretation of law on the application of these Regulations and guidance to people working under another’s direction. If people working under the control and direction of others are treated as self-employed for tax and national insurance purposes, they may nevertheless be treated as employees for health and safety purposes. So, it may be necessary to take appropriate action to protect them. If there is any doubt about who is responsible for the health and safety of a worker, clarify this and include it in the terms of a contract. However, a legal duty under section 3 of the HSW Act cannot be passed on by means of a contract. You will still have duties towards others under section 3 of the HSW Act. If you employ workers on the understanding that they are responsible for their own health and safety, seek legal advice before doing so. For section 3 to apply:

• (a) there must be a dutyholder – either an employer or a self-employed person; and
  (b) there must be a risk to the health or safety of a person who is not an employee of the dutyholder or the self-employed dutyholder themselves; and
  (c) that risk must arise from the conduct of the dutyholder’s undertaking. ‘Undertaking’ means ‘enterprise’ or ‘business’.
  
  Section 3 does not apply to:
  
  (a) welfare issues (such as the provision of toilets or washing facilities);
  (b) nuisance or amenity issues that have no health or safety implications (such as unpleasant smells arising from work activities);
  (c) poor workmanship, where trading standards or contractual remedies may exist, unless they have demonstrably compromised health and safety.
  COSHH provides a framework of actions designed to control the risk from a range of hazardous substances, including biological agents. The essential elements of COSHH are:
  
  (a) risk assessment;
  (b) where reasonably practicable, prevention of exposure or substitution with a less hazardous substance, or substitution of a process or method with a less hazardous one;
  (c) control of exposure, where prevention or substitution is not reasonably practicable;
  (d) maintenance, examination and testing of control measures;
  (e) provision of information, instruction and training for employees;
  (f) health surveillance of employees (where appropriate, and if there are valid techniques for detecting indications of disease) where exposure may result in an identifiable disease or adverse health effect.

• The Reporting of Injuries, Diseases and Dangerous Occurrences Regulations 2013 (RIDDOR) require employers and others, eg someone who has control of work premises, to report to HSE, accidents and some diseases that arise out of or in connection with work. Cases of legionellosis are reportable under RIDDOR if:
  
  (a) a doctor notifies the employer; and
  (b) the employee’s current job involves work on or near cooling systems which are located in the workplace and use water; or work on water service systems located in the workplace which are likely to be a source of contamination.
  
  For more guidance on RIDDOR, see www.hse.gov.uk/riddor/index.htm.
  The Safety Representatives and Safety Committees Regulations 1977 and the Health and Safety (Consultation with Employees) Regulations 19966 require employers to consult trade union safety representatives, other employee representatives, or employees where there are no representatives, about health and safety matters. This includes changes to work that may affect their health and safety at work, arrangements for getting competent help, information on the risks and controls, and planning of health and safety training.
  
  You can find more information in the HSE leaflet Legionnaires’ disease: A brief guide for dutyholders and at www.hse.gov.uk/legionnaires/index.htm.

The risk being assessed

• This assessment is to assess the risk of exposure to Legionella Bacteria from work activities related to water systems on these premises.

The hazard

• The hazard is the inhalation of water droplets containing Legionella bacteria.

The people at risk

• The following people have been identified as being at risk:
  
  •occupiers
  •visitors
  •staff
  •contractors
  
  Of particular risk are:
  
  •people with a long term illness
  •smokers
  •heavy drinkers
  •the elderly.

Property Information

• Property photograph(s)

  Media

• Property type

  Select Flat House Townhouse Bungalow

  • Flat
  • House
  • Townhouse
  • Bungalow

• Is there any high risk occupants?

  Yes

  No

• High Risk Occupants

  Select Age Health Smoker Heavy drinker Male Female None

  • Age
  • Health
  • Smoker
  • Heavy drinker
  • Male
  • Female
  • None

Schematics

• Schematics (useful for complex system)

Diagram

• Schematic diagram

  Drawing

• Schematic

  Media

Water Supply

• How is water fed to the dwelling?

  Mains

  Other

• How is water fed to the premises?

• Photo(s)

  Media

• Is the water feed safe?

  Safe

  At Risk

  N/A

• Does the property have a mains isolation valve?

  Yes

  No

• Where is the mains valve located

  Select Under kitchen sink Hall cupboard Bedroom cupboard Bathroom Other (Please describe)

  • Under kitchen sink
  • Hall cupboard
  • Bedroom cupboard
  • Bathroom
  • Other (Please describe)

• Other description

• Photo(s)

  Media

Water heating and storage

• List of boilers heating the hot water (including if heats a cylinder)

Boiler

• Where is the boiler located?

  Select Kitchen Bedroom Bathroom Loft Storage Cupboard Garage Other (please describe)

  • Kitchen
  • Bedroom
  • Bathroom
  • Loft
  • Storage Cupboard
  • Garage
  • Other (please describe)

• Other description

• Photo(s)

  Media

• Record the temperature setting of the hot water (If temp. not shown, enter dial setting e.g. Max)

• Is the temperature between 55 and 60 degrees celsius?

  Yes

  No

  No Settings or Gauge present

• Advisory note - Cold water must flow from outlets at below 20°C and hot water above 50°C to minimise risk. If temperatures are too low/high then adjustments need to be made to the system such as lagging of pipework or adjustment of temperature settings for hot water.
  
  NB: If the temperature is set at above 60°C this can cause scalding to users. The temperature setting on the boiler and/or hot water tank should be set and maintained at 60°C.

• List any hot water cylinders here (whether heated by a boiler or electric)

Hot water cylinder

• Where is the hot water cylinder located?

  Select Kitchen Bedroom Bathroom Loft Storage Cupboard Garage Other (please describe)

  • Kitchen
  • Bedroom
  • Bathroom
  • Loft
  • Storage Cupboard
  • Garage
  • Other (please describe)

• Other description

• Photo(s)

  Media

• Is this a fortic tank?

  Yes

  No

• Advisory note - It is recommended that the fortic tank be removed at the earliest opportunity and replaced with a different type of hot water provider. In the meantime, the temperature on the hot water setting should be set to at least 60 degrees.

• What is the temperature setting on the cylinder?

• Is the temperature setting between 55 and 60 degrees?

  Yes

  No

  No Settings or Gauge present

• Advisory note - Cold water must flow from outlets at below 20°C and hot water above 50°C to minimise risk. If temperatures are too low/high then adjustments need to be made to the system such as lagging of pipework or adjustment of temperature settings for hot water.
  
  NB: If the temperature is set at above 60°C this can cause scalding to users. The temperature setting on the boiler and/or hot water tank should be set and maintained at 60°C.

• List any cold water tanks supplying a hot water cylinder?

Cold water storage tank

• Where is the cold water tank which supplies the hot water cylinder located?

  Loft

  Garage

  Kitchen

  Bedroom

  Other (provide details)

• undefined

• Photo(s)

  Media

• Is there a well fitted lid on the tank?

  Yes

  No

  N/A

• Advisory note (note shown in report): a "follow up" should be created advising that a lid be fitted or the tank be replaced.

• Is the tank clean?

  Yes

  No

  N/A

• If any debris etc. is present in the system it should be drained and thoroughly cleaned. If debris is from corrosion on the tank itself then the tank may need to be replaced. All cold water tanks should have tight fitting lids to prevent debris entering the system. The water in the tank should be below 20°C and the tank should be insulated to prevent the temperature rising above this level.

• Is the tank lagged?

  Yes

  No

  N/A

• If any debris etc. is present in the system it should be drained and thoroughly cleaned. If debris is from corrosion on the tank itself then the tank may need to be replaced. All cold water tanks should have tight fitting lids to prevent debris entering the system. The water in the tank should be below 20°C and the tank should be insulated to prevent the temperature rising above this level.

• Record the temperature of the water in the tank

• Is the water stored at below 20 degrees?

  Safe

  At Risk

  N/A

• If any debris etc. is present in the system it should be drained and thoroughly cleaned. If debris is from corrosion on the tank itself then the tank may need to be replaced. All cold water tanks should have tight fitting lids to prevent debris entering the system. The water in the tank should be below 20°C and the tank should be insulated to prevent the temperature rising above this level.

List of outlets - Record of temperatures

• List of outlets and temperatures except showers
  
  If there are thermostatic mixer valves, the temperatures recorded are the temperatures of the pipes as close to the TMV as possible.

Hot / cold outlet

• Outlet name / location

  Select Kitchen sink Bathroom - Wash Hand basin Bathroom - Bath En-Suite 1 Wash Hand Basin En-Suite 1 Bath Utility room sink Outside tap En-Suite 2 Wash Hand Basin En-Suite 2 Bath Other (describe)

  • Kitchen sink
  • Bathroom - Wash Hand basin
  • Bathroom - Bath
  • En-Suite 1 Wash Hand Basin
  • En-Suite 1 Bath
  • Utility room sink
  • Outside tap
  • En-Suite 2 Wash Hand Basin
  • En-Suite 2 Bath
  • Other (describe)

• Other description

• Is the outlet fed via a TMV?

  Yes

  No

• Photo(s)

  Media

• Hot water temperature

• Cold water temperature

• Is the cold below 20 and hot 50 or greater?

  Safe

  At Risk

  N/A

• Advisory note - Cold water must flow from outlets at below 20°C and hot water above 50°C to minimise risk. If temperatures are too low/high then adjustments need to be made to the system such as lagging of pipework or adjustment of temperature settings for hot water.
  
  NB: If the temperature is set at above 60°C this can cause scalding to users. The temperature setting on the boiler and/or hot water tank should be set and maintained at 60°C.

Other appliances

• List of appliances

Appliance

• What is the appliance?

  Select Washing Machine Dishwasher Other (Please Describe)

  • Washing Machine
  • Dishwasher
  • Other (Please Describe)

• Other description

• Where is the appliance located?

  Select Kitchen Bedroom Bathroom Loft Storage Cupboard Garage Other (please describe)

  • Kitchen
  • Bedroom
  • Bathroom
  • Loft
  • Storage Cupboard
  • Garage
  • Other (please describe)

• Other description

• Photo(s)

  Media

Showers

• List of showers

Shower

• Type of shower

  Select Electric Mixer

  • Electric
  • Mixer

• Where is the appliance located?

  Select Bathroom En-Suite 1 Utility Room En-Suite 2 Other (describe)

  • Bathroom
  • En-Suite 1
  • Utility Room
  • En-Suite 2
  • Other (describe)

• Other description

• Photo(s)

  Media

• Hot water temperature

• Cold water temperature

• Is the cold below 20 and hot 50 or greater?

  Safe

  At Risk

  N/A

• Advisory note - Cold water must flow from outlets at below 20°C and hot water above 50°C to minimise risk. If temperatures are too low/high then adjustments need to be made to the system such as lagging of pipework or adjustment of temperature settings for hot water.

• Does the shower head look clean?

  Clean

  Dirty

• Advisory note - The occupier should be promptly informed to dismantle and thoroughly clean the shower head within 7 days.

• Photo(s)

  Media

• Shower head should be disinfected, dismantled and cleaned by the occupier quarterly or as indicated by the rate of fouling.

Spa pools

• Add any whirlpool baths, spa baths, hot tubs, jacuzzis

Spa

• Where located?

  Bathroom

  En-Suite 1

  Utility Room

  En-Suite 2

  Other (describe)

• Other description

• Photo(s)

  Media

• Does the item look clean and regularly disinfected?

  Safe

  At Risk

  N/A

• Advisory note (note shown in report): a "follow up" should be created recommending that the occupier be promptly notified to clean the spa within 7 days and to implement a suitable cleaning regime.

• It is recommended that spa pools which include whirlpool baths, spa baths, hot tubs etc. should be removed at the earliest opportunity.
  
  The occupier should disinfect after EVERY use according to manufacturers instructions.

Deadlegs

• Is there any Deadlegs?

  Yes

  No deadlegs found

• Location

• Photo(s)

  Media

• Does the deadleg require removal? (Normally answer remove.)

  Remove

  Leave

• Advisory note - Sections of pipework which are redundant or owing to the system design and have little/no through flow of water (known as “dead legs”) can allow water to stagnate in the system. Any dead legs in pipework should be removed or the system altered so that water flows through all pipework on a regular basis

• Additional information

Information

• Are tenants given information about the control of legionella before they occupy premises?

  Yes

  No

  N/A

• Advisory note (note shown in report): a "follow up" should be created advising a tenants leaflet be provided before occupation. A sample is provided below.

• Additional information to be provided to tenants before they occupy residential premises.

  

Void periods

• Is there adequate procedures in place when there are void periods?

  Yes

  No

  N/A

• Advisory note - Additional information of a suitable void period procedure to be implemented.

• Recommended action for void periods is that taps should be opened during viewings with prospective tenants at least weekly.
  
  If the property is unoccupied for longer than 6 weeks, the hot cylinder (if one) should be heated to at least 60 degrees for one hour and run through for 5 minutes. Where there is no cylinder, the temperature should be set to 60 degrees and run through for 5 minutes.
  
  For longer periods, consideration should be given to professional cleaning.
  
  Where a new tenant is to take occupation, temperatures on boilers and cylinders should be checked to ensure they are set at between 55 and 60 degrees.

Any other risks identified

• Details of risk identified

other risk

• Detail of risk identified

• Photo(s)

  Media

• Safe

  At Risk

  N/A

Risk banding

• The risk score is defined as follows:
  
  0% to 40% - High risk - there is a high risk to the identified people and prompt action is needed
  
  41% - 74% - Medium risk - there is a medium risk to the people identified and the recommended action is required within one month
  
  75% - 100% - Low risk - there is a low risk to the people identified. Recommendations to be completed as soon as possible

Review

• A review of this risk assessment should be carried out regularly (at least every two years) and whenever there is reason to suspect that it is no longer valid for example if there is:
  
  • a change to the water system or its use;
  • a change to the use of the building where the system is installed;
  • new information available about risks or control measures;
  • the results of checks indicating that control measures are no longer effective;
  • changes to key personnel;
  • a case of legionnaires’ disease / legionellosis associated with the system

Signed

• Add signature

  Sign

• Company name of assessor

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