Legionella and Water Safety in Commercial Buildings

Water systems can harbour legionella bacteria, and there is a duty to assess and manage that risk. It applies to many commercial buildings, especially those with stored water or complex systems.

The duty

Health and safety law requires those in control of premises to assess and manage the risk from legionella in water systems. The approved code of practice and guidance (often referred to as L8 and HSG274) set out what is expected: a risk assessment, and then measures to control any risk identified.

What it involves

• Risk assessment: identify where risk arises, such as stored hot and cold water, cooling systems, and infrequently used outlets.
• Control measures: keep systems clean, maintain temperatures, and flush little-used outlets.
• Records and review: record what you have done and review the assessment when the system or use changes.

Who is responsible

As with other duties, the split depends on the lease. Landlords typically manage risk in shared and retained systems, while tenants manage their own areas. Vacant buildings need attention too, because stagnant water raises the risk.

Get it assessed

Use a competent person to carry out the assessment and advise on controls. Keep the records. This is framework guidance, so confirm the specific requirements for your building and systems.

Do commercial landlords have a legionella duty?

Yes. Those in control of premises must assess and manage the risk from legionella in water systems, following the approved code of practice.

Does an empty building still need legionella management?

Yes. Stagnant water in a vacant building raises the risk, so systems still need attention.