Monday 10 October 2011
UK suffers more than 500 cases of Legionella annually with 10-15% of cases resulting in fatality
Following a spate of substantial fines by the Health and Safety Executive (HSE) and the recent unseasonably warm weather, VPS (UK) Ltd, the vacant property specialists, are warning property owners and managers to adhere to legislation and ensure Legionella bacteria are minimised in all water systems in properties under their care to prevent outbreaks of Legionnaires’ disease.
Waterborne Legionella bacteria thrive in warm conditions and can lead to potentially fatal Legionnaires’ disease if inhaled into the lungs through contaminated water droplets. It can only take four days for Legionella bacteria to develop in stagnant water and the UK alone sees more than 500 cases of Legionella every year, with 10-15% of these cases resulting in fatalities.
Failure of property owners and managers to adhere to instigate the correct precautions and adhere to the Approved Code of Practice L8, can lead to fines, prosecution and even imprisonment under the Corporate Manslaughter Act 2007 if fatalities occur. It is therefore essential, and a legal requirement, to demonstrate due diligence in relation to Legionella control.
One landlord in Devon was faced with bills of more than £40,000 to repair a contaminated property in order to prevent Legionnaires’ disease spreading even further whilst two other firms were fined a total of £250,000 by the HSE for failing to take steps to reduce the risk of Legionella from their water-cooling systems.
Vacant property is particularly at risk where stagnant water is more likely to build up and prove fatal to future occupiers. Legionella bacteria is very much more likely to multiply in stagnant water often found in purpose built water systems, such as industrial water-cooling systems, dishwasher and washing machine pipes or any system where stagnant water could be present.
Machines with multiple outlets, such as air conditioning units, pose an especially large risk given the large number of people that they service. It is essential for property owners and managers to check, chlorinate and maintain vacant property to ensure the risk of Legionella bacteria is minimised, especially if buildings house vulnerable people such as the elderly and children. For such properties, including social housing, hospitals and care homes, VPS will perform bacteria sampling once the water system has been refilled.
Soonest regular treatment is essential so that Legionella bacteria does not spread and contaminate entire properties, or even communities, which could have devastating effects. Simple and cost effective steps can be taken to prevent a problem that can have catastrophic consequences both financially and from a public health perspective.
Nick Tubbs, UK MD VPS commented, “The damage of an outbreak of Legionnaires can spread far beyond the four walls of a property, causing detriment to a business’s reputation with the subsequent loss of revenue costing thousands. Anyone managing vacant property is legally obliged to take swift action against Legionella bacteria. The correct precautions are straightforward and necessary to protect future occupants and the surrounding community from the risk of Legionnaires' disease.”
Simple precautions that will protect against Legionella include a complete drain-down to remove all water in the system. This also cuts the risk of flooding if metal pipes in the property are stolen or damaged. A complete chlorination of the property's domestic services immediately before re-occupancy will minimise the opportunity for legionella infection before new tenants move in, for which a certificate of conformity will be provided.
Properties that have only been vacant for a short time only require a weekly water system flush with chlorine to prevent stagnation throughout and therefore minimise the opportunity of infection. One simple water test will demonstrate the lack of Legionella bacteria present.
VPS are working with the Green Compliance Company to develop a best practice guide for property owners and managers, due to be published in early Autumn.
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