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We have a communal gas boiler system for hot water with 3 storage tanks, the hot water is fed to all apartments (179 of them) via boost pumps using a Rheem Guardian system, water goes through a UV filtration system to kill any bugs.
Rheem specify 6 monthly servicing of the system and recommend sampling from 2 places for Legionella every 6 months (unless prescribed by a regulating authority).
There are standards for hospitals and aged care facilities that specify sampling requirements in those situations but I cannot find any regulations with respect to Strata Complexes. Are there any regulations an Owners Corporation is required to follow?
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What’s the temperature in the tanks? There’s no risk of legionella if the water is kept really hot.
Perhaps stick with manufacturer’s recommendations, and get it tested regularly. You don’t have to be sick to get infected.
I copy/pasted Section 106 of the Strata Schemes Management Act 2015 because it describes the responsibilities of the owners corporation. Following the manufacturer’s recommendation to test the water every six months should fall under paragraph (1) below.106 Duty of owners corporation to maintain and repair property(1) An owners corporation for a strata scheme must properly maintain and keep in a state of good and serviceable repair the common property and any personal property vested in the owners corporation.
(2) An owners corporation must renew or replace any fixtures or fittings comprised in the common property and any personal property vested in the owners corporation.
(3) This section does not apply to a particular item of property if the owners corporation determines by special resolution that—
(a) it is inappropriate to maintain, renew, replace or repair the property, and
(b) its decision will not affect the safety of any building, structure or common property in the strata scheme or detract from the appearance of any property in the strata scheme.
(4) If an owners corporation has taken action against an owner or other person in respect of damage to the common property, it may defer compliance with subsection (1) or (2) in relation to the damage to the property until the completion of the action if the failure to comply will not affect the safety of any building, structure or common property in the strata scheme.
(5) An owner of a lot in a strata scheme may recover from the owners corporation, as damages for breach of statutory duty, any reasonably foreseeable loss suffered by the owner as a result of a contravention of this section by the owners corporation.
(6) An owner may not bring an action under this section for breach of a statutory duty more than 2 years after the owner first becomes aware of the loss.
(7) This section is subject to the provisions of any common property memorandum adopted by the by-laws for the strata scheme under this Division, any common property rights by-law or any by-law made under section 108.
(8) This section does not affect any duty or right of the owners corporation under any other law.
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