DIY Legionella Risk Assessment Reports for Just £9

Reply to the comment left by "safetylady silver" at "16/11/2015 - 14:46":

SilverLady - good challenge on the requirement for an annual inspection (fee). Putting aside the argument over the requirement for a LRA, the legislation simply requires the Assessment is reviewed "periodically". This can simply be a review of the original assessment and tick list to confirm no changes (refer RLA Periodic Review Form). RLA have taken the view this is annual, but could for be every 2 years for modern combination boiler systems (so long as no other changes), and could be undertaken by Landlord or Agent.

There is a view that a new Assessment may be instructed by a competent person after some passage of time, be this 5 or 10 years depending on the design and condition of the system, but not aware of any written guidance on this topic.

Martin
Apart from the fact that the self-employed MAY now be 'exempted' anyway from H&S legislation (and if you want 'clear as mud' this is a perfect example), the "5 or under" exemption is only for the DOCUMENTING of safety measures, not from IMPLEMENTING them.
In very small businesses, communication is generally quite direct and straightforward.
Once there are a few people working, communication to all gets more difficult, and formalising safety documentation should help.

So a safety policy, risk assessment and rules etc. are (were!) still needed, but need not be written down for these micro businesses.

In truth such businesses may have to get more formal to apply for contracts, or their insurers may insist, or people (like on here) say they have to, so they often do document although it need not be long-winded or even typed!

I may not know that much about legionella in the technical sense, but I know a lot about safety law. And that is how I know that I have no legal duty under COSHH regs or HASAWA.
As you yourself say, guidance, including ACOPs, are not the law. Only breaches of statute can be cited. An you have to be a dutyholder - limited to 3 categories: (1) employer (2) self-employed or (3) person in control of premises used for work purposes.

So Mazy you're really worried!!
On a quick search I found this -

'In 2012, 306 confirmed cases were reported, down from 357 cases of the respiratory disease in 2010. Around 40% of confirmed cases in 2012 were associated with travel abroad, with the greatest number of cases seen in individuals travelling to Spain.

The incidence rate for England and Wales over the 3 year period (from 2010 to 2012) was 5.33 cases per million population (pmp). The peak incidence was in the areas covered by the East Midlands PHE Centre (7.72 pmp), the West Midlands (6.54 pmp) and Avon, Gloucestershire and Wiltshire PHE Centre (6.23 pmp).'

So the risk of contracting legionnaires in the UK is about 3 in a million, I know this statistic is a little dated but it's from a government website so it must it must be true.
https://www.gov.uk/government/news/latest-legionnaires-disease-data-published-for-england-and-wales

Unfortunately it doesn't say how many of these cases were traced to have a source in a residential house or flat that is let, but I'm pretty certain this is zero. Just to add to your concern whatever I do I won't be doing a a legionnaires risk assessment or paying anyone to test the water in my own house.

For me the problem with all those people who have an ax to grind in the risk assessment industry is they have little idea of how to assess a risk unless it's zero. It is just another industry that is going to try and grow on our backs.

Reply to the comment left by "ALAN ROSSITER" at "19/01/2016 - 22:01":

It's the law, you have to do it, and it might be used to beat you over the head when you get the tenant from hell. But it does not have to be complex, an on site look for dead loops on the hot water, stored potable water esp if near a source of heat, and be able to show you considered the risk. A couple of extra minutes on a routine inspection / tenant welfare visit, sets one apart from a bumbling amateur landlord.

Totally unconnected, but this is a renovation I would like to say I did earlier. But I lie.
http://www.houzz.co.uk/ideabooks/57625312?utm_source=Houzz&utm_campaign=u2393&utm_medium=email&utm_content=gallery0

Chris
Sure it's the law but the points I am making are:-
1. it is an infinitesimally small risk
2. the concern shown about the risk by Mazy and the negativity about a DIY job
3. inspecting and testing every rental is a sledge hammer to crack a nut
3. a few pennies on the the buildings insurance premium could cover the risk
4. an owner occupier is not required by law to do this - why?, because the risk is next to non-existent
5. assuming a source of infection was traced to an owner occupier how would their liability be different to ours, how are they covering their backside?
6. it is a job creation scheme at our cost
7. just another tick box
8. it is the same as the gas test, how many owner occupiers have one of these annually - although this requirement is more understandable as not all landlords take much interest in their properties

Cheers
Alan

Reply to the comment left by "ALAN ROSSITER" at "23/01/2016 - 14:01":

Whilst the risk is very very small, I would feel happier to have a sheet in the file saying I had considered Legionella and, if appropriate, considered nothing needed doing.

HSE are quite clear in their guidance that landlords must assess the risk, and a documented risk assessment by a competent person will provide adequate evidence of compliance. Where confirmed low risk there is no requirement fo the assessment to be carried out on a annual basis, so can be considered as a one-off cost. The challenge is finding an assessor who understands the risks in a domestic installation and applies appropriate recommendations, at a reasonable fee.

Reply to the comment left by "Jireh Homes" at "23/01/2016 - 22:01":

As a landlord I take the view that anyone I subcontract is under my supervision and this means understanding their job well enough to have informed oversight. In the case of legionella, no specialist equipment is required and no skills beyond a good understanding of the risks. Paying someone to tell me what I know is pointless. I did a legionella assessment a few months ago and the tenant has a copy. She found it rather alarming and now thinks this country is high risk. Not like Spain where she comes from.

Agree - nothing to it. I downloaded the info and form from the RLA site and performed risk assessments on both my properties. I must admit to the benefit of having technical knowledge but, even without that, it would not be difficult to carry out the RA on the average property, especially if it has a combi boiler system.

Reply to the comment left by "Ralph Butters" at "10/10/2015 - 21:50":

Please contact me regarding NLIC madmidge33@hotmail.com
Many thanks