Legionella in condominiums: what are the administrator’s responsibilities

The Legionella danger in condominiums it’s a question of primary importance to ensure public health. A problem that should not be underestimated, especially by those who manage the building, that is the administrator. …

Legionella in condominiums: what are the administrator's responsibilities


The Legionella danger in condominiums it’s a question of primary importance to ensure public health. A problem that should not be underestimated, especially by those who manage the building, that is the administrator. So let’s see what they are his tasks in terms of prevention, correct management of condominium water systems and how to act in case of contamination.

Illness and treatment

There legionellosisor Legionnaires’ disease, caused by the bacterium Legionella pneumophilamanifests itself with flu-like symptoms: high fever, muscle pain, chills, headache and confusion. Other common symptoms include nausea, diarrhea, abdominal pain and cough. In some cases, joint pain may also occur. Fortunately, if diagnosed early, the disease can be effectively treated with specific antibiotics, which act on the bacterium responsible for Legionella pneumonia.

The bacterium proliferates naturally in aquatic environments such as lakes, rivers or springs, but can easily find favorable conditions also in water systems of artificial structuressuch as condominiums, as well as in air conditioning systems. Once introduced into the system, Legionella can spread via aerosols produced by taps, showers or fountains, putting the health of the inhabitants at risk.

Administrator responsibilities and regulations

Even if Italian legislation does not oblige the administrator to carry out regular checks for Legionella in condominiums, Legislative Decree no. 31/2001 establishes that anyone who manages a building where drinking water is supplied to the public must ensure the healthiness of the water. This means that the administrator has the responsibility of monitoring the state of the condominium water system, verifying that there are no situations that favor the proliferation of bacteria such as Legionella.

Conditions that include a water temperature included between 25°C and 45°Cwater stagnation, old pipes, encrustations, sediments and the presence of amoebae and algae, which feed the bacterium. The most critical points in a condominium are old pipes, less used or stagnant parts of the system, where limestone and biofilm favor the growth of bacterial colonies. The administrator, therefore, must monitor and maintain regularly water systems, verify that the water distributed in the building is free of contaminants and harmful bacteria, even if Legionella does not compromise the drinkability of the water itself.

What sanctions

If the administrator fails to take preventive measures or to intervene in the presence of an established risk of Legionella, may incur administrative sanctions that go from 5,000 to over 60,000 euros. However, if the water is contaminated despite adequate checks and maintenance, the administrator is not criminally or civilly liable, since the pollution could come from the water supplier.

Prevention and maintenance

Even if, as mentioned, there is no legal obligation stringent, it is always advisable that the administrator take preventive measures to reduce the risk of contamination. These actions include the regular maintenance of the water systemwith particular attention to the points where water can stagnate, and the periodic cleaning of cisterns, tanks and boilers. Checking the water temperature and replacing old or deteriorated pipes are other useful actions to prevent the growth of the bacteria.

Interventions in case of contamination

If the presence of Legionella in the plant, the administrator must act promptly. It is usually advisable to contact specialized experts in the management and reclamation of water systems. A typical intervention protocol involves the taking of water samples, microbiological analysis, disinfection interventions and, finally, the issuing of certificates attesting to the successful reclamation and compliance of the system with regulations.

Risk Assessment Document

For condominiums equipped with centralized hydro-sanitary systemsthe National Guidelines require the administrator to draw up a Legionella Risk Assessment Document.

This document must describe the potential risks present in the system, provide for periodic checks and indicate the maintenance measures to be adopted. The DVR must be updated periodicallyespecially in case of changes to the system or anomalous results from microbiological analyses.