To counteract this health risk, legionella testing has been mandated by law, thus requiring regular inspections of drinking water systems in buildings. This measure applies to owners of both multi-family homes and homeowners' associations (WEGs) and serves to protect residents. This article will provide you with everything you need to know about legionella testing: from basic facts and legal requirements to practical tips for prevention and conducting the tests.
Definition: What are Legionella and what is a Legionella test?Link to this section
Legionella are small bacteria that colonize and multiply in water systems. These microscopic organisms can pose a threat to our health, especially when found in drinking water. They are natural inhabitants of freshwater ecosystems, but can reach problematic concentrations in artificial water systems such as hot water systems, air conditioning systems, or whirlpools. Therefore, condominium associations and landlords must pay particular attention to the prevention of Legionella.
Legionella testing is a component of drinking water hygiene and health care in buildings. This test involves testing drinking water, especially hot water, for the presence of Legionella bacteria.
The test involves professionally taking water samples from defined locations in the water system, followed by a microbiological analysis in a certified laboratory. This not only detects the presence of Legionella, but also quantifies its concentration. The Legionella test thus enables a precise assessment of the hazard potential and the derivation of necessary measures to minimize risk.
Legionella testing: Risks from LegionellaLink to this section
Legionella poses a significant health risk, particularly insidious because the bacteria can enter the lungs via tiny water droplets, known as aerosols. This often occurs when showering, but also when washing hands or using humidifiers.
The danger of Legionella lies not only in the severity of the potential illnesses, but also in the fact that an infection is often not recognized immediately. Symptoms can be confused with other respiratory diseases, making timely and targeted treatment difficult.
The diseases caused by Legionella can occur in two main forms: Legionnaires' disease and Pontiac fever.
Legionnaires' disease
Legionnaires' disease is the more serious form and can manifest as severe pneumonia. It often begins with high fever, cough, and shortness of breath, and in severe cases can lead to organ failure and even death. Elderly people, smokers, people with chronic lung disease, and those with a weakened immune system are particularly at risk.
Pontiac Fever
Pontiac fever, on the other hand, is milder and resembles the flu, with symptoms such as fever, muscle aches, and headaches. It usually clears up within a few days without specific treatment.
Why is Legionella testing so important?Link to this section
Regular Legionella testing is important for several reasons. First and foremost, it serves as a preventative measure to protect health. Early detection of elevated Legionella concentrations allows for timely countermeasures to be taken before infections occur. This is especially important in buildings occupied by large numbers of people or where particularly vulnerable groups live, such as hospitals, nursing homes, or large residential complexes.
Furthermore, Legionella testing fulfills an important legal function. It helps owners and operators of water systems fulfill their legal duty of care and protect themselves from potential liability claims. In the event of a Legionella infestation, proof of regular testing and the resulting measures can be of crucial legal importance.
The Legionella test also serves as an indicator of the general condition and hygiene of the water system. Elevated Legionella levels can indicate problems such as poorly draining water, inadequate temperatures, or deposits in the pipes. Correcting these issues not only improves safety but also the efficiency and longevity of the entire water system.
Last but not least, regular Legionella testing contributes to raising awareness among all stakeholders about the importance of drinking water hygiene. It promotes awareness of the need for regular maintenance and hygienic practices in the use of water installations.
Legal basis and responsibilities for Legionella testingLink to this section
The German Drinking Water Ordinance (TrinkwV) forms the legal basis for ensuring drinking water quality in Germany. The Drinking Water Ordinance pursues the overarching goal of protecting the health of consumers through clean drinking water. The Drinking Water Ordinance not only defines quality standards for drinking water but also establishes responsibilities and obligations for all parties involved—from water suppliers and building owners to consumers.
A central aspect of the Drinking Water Ordinance is the prevention of contamination, particularly from microbiological contamination such as Legionella. It stipulates that owners of buildings with central hot water supply systems must have regular testing carried out. This mandatory Legionella testing is therefore an essential component of preventive health protection.
The limit values for Legionella in the Drinking Water Ordinance
The Drinking Water Ordinance sets detailed limit values for various microorganisms and chemical substances. For Legionella, a technical action level of 100 colony-forming units (CFU) per 100 milliliters of water applies. If this value is exceeded, further testing and, if necessary, remediation measures are required.
Regulations for Legionella testing
In addition, the Drinking Water Ordinance regulates the frequency and type of Legionella testing to be conducted. It stipulates that sampling and analysis must be carried out by accredited laboratories to ensure the reliability and comparability of the results and findings.
Information for consumers
Another important goal of the Drinking Water Ordinance is transparency and consumer information. Owners and operators of water supply facilities are obligated to inform users about the quality of drinking water and any potential risks.
Through these comprehensive regulations, the Drinking Water Ordinance makes a significant contribution to ensuring the high level of drinking water quality in Germany and strengthening public confidence in the safety of tap water.
Who is responsible for Legionella testing?Link to this section
The question of responsibility for Legionella testing can vary depending on the situation. The responsibility for Legionella testing lies primarily with the owners or the condominium association, although the specific design depends on the specific situation of the building and its use. The general rule is:
Owners and landlords
Owners and landlords bear the primary responsibility for conducting Legionella testing. They are legally obligated to ensure water quality up to the tenant's tap. This includes not only conducting the tests regularly but also implementing necessary measures when problems are identified. Owners must ensure that the tests are conducted at the prescribed intervals by qualified specialists and that the results are properly documented and stored.
Homeowners' associations (WEGs)
The situation is somewhat more complex for condominium associations (WEGs). If apartments within the WEG are rented, the association as a whole is responsible for conducting the Legionella test. This means that the decision regarding its implementation and the associated costs are generally made by the Owners' meeting The practical implementation is often delegated to the property management company, which acts on behalf of the condominium association.
A special case arises in condominiums where all apartments are used exclusively by the owners themselves. In this case, it is possible to waive regular Legionella testing by resolution. However, it is important to emphasize that such a waiver should be carefully considered, as it can involve significant health risks.
General awareness for all
Regardless of legal responsibility, it is advisable for all parties involved – owners, landlords, condominium associations and tenants – to develop an awareness of the importance of drinking water hygiene and to contribute to the prevention of Legionella in their respective areas of responsibility.
However, the responsibility does not end with the Legionella test. If limit values are exceeded, those responsible are obligated to immediately initiate measures to eliminate the contamination and, if necessary, inform the health authority.
Which systems must carry out a Legionella test?Link to this section
The testing requirement for Legionella does not apply to all drinking water systems equally. Legislation has defined clear criteria for determining which systems are required to undergo regular sampling.
In principle, the following buildings and properties are subject to the inspection requirement:
Large systems in residential buildings
Large-scale drinking water heating systems are the focus of Legionella testing. These include systems with a storage volume of more than 400 liters. This limit was set because the risk of stagnation and thus the proliferation of Legionella is particularly high in larger storage systems.
Even systems with a smaller storage capacity may be subject to inspection if the volume of the pipes between the outlet of the drinking water heater and the draw-off point exceeds 3 liters. This regulation takes into account that stagnation zones can arise even in longer pipe systems, which pose a risk.
Facilities with showers, whirlpools, humidifiers or fountains
Particular attention is also being paid to facilities with showers or other devices that generate aerosols. Showers are particularly critical because they produce fine water droplets that can be inhaled and thus represent the main transmission route for Legionella. However, other aerosol-generating devices such as whirlpools, humidifiers, or indoor fountains may also be subject to inspection requirements.
Public institutions
The inspection requirement applies not only to residential buildings, but also to public facilities such as schools, kindergartens, sports facilities, hotels, and hospitals. Regular inspections are particularly important in these buildings, as they often host large gatherings of people or particularly vulnerable groups.
Single and two-family houses
As a rule, systems in single-family and two-family houses are not affected by the testing requirement, unless they are used commercially
What are the costs associated with regular Legionella testing?Link to this section
Regular Legionella testing is therefore mandatory depending on the building type, and the associated costs are generally recoverable. In general, it is advisable to view Legionella testing as an important preventative measure that can save costs in the long term and protect the health of occupants.
Here is an overview of the costs in different buildings:
housing industry
The costs for Legionella testing can generally be passed on to the tenants. They are considered part of the operating costs according to the German Civil Code and the Operating Cost Ordinance. In condominium associations, the costs can be distributed equally among all condominium owners.
Learn more about apportionable additional costs in our article.
Office properties
Office buildings with showers are also subject to inspection requirements. The costs are typically passed on to tenants as part of the utility costs.
The exact costs may vary depending on the size of the facility, the number of sampling points, and regional conditions. Additional costs may also arise if the testing reveals limit violations and remediation measures are necessary.
Public institutions
Regular Legionella testing is also required for public buildings such as schools, kindergartens, and hospitals. The costs for these tests are generally covered by public funds.
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