Water Tank Maintenance: Why It Matters and What You Need to Do

As a facilities manager, ensuring the proper maintenance of your building's water tanks is crucial for health, safety, and compliance. Neglecting this responsibility can lead to serious consequences, including health risks like Legionnaires' disease, regulatory penalties, and costly repairs. This guide will explore the importance of water tank maintenance, outline key tasks you should undertake, and demonstrate how you can keep your water systems safe and compliant.

Why Proper Water Tank Maintenance Is Essential

Maintaining water tanks is not just about prolonging their lifespan; it's fundamentally about safeguarding the health of building occupants and ensuring compliance with UK regulations.

Health Risks: Legionella and Contamination

Water tanks that are not properly maintained can become breeding grounds for harmful bacteria, notably Legionella. Legionella bacteria thrive in water systems where temperatures are between 20-45°C, particularly in stagnant water. Inhalation of contaminated water droplets can lead to Legionnaires' disease, a potentially fatal form of pneumonia. Regular maintenance helps prevent conditions that allow these bacteria to flourish.

Compliance with UK Regulations (ACoP L8 / HSG274)

In the UK, the Health and Safety Executive (HSE) provides guidance on controlling Legionella bacteria in water systems through documents such as the Approved Code of Practice L8 (ACoP L8) and the Health and Safety Guidance 274 (HSG274). These documents outline the legal responsibilities of duty holders, including conducting risk assessments, implementing control measures, and maintaining records. Failure to comply can result in significant legal and financial repercussions.

Key Water Tank Maintenance Tasks for Facilities Managers

Effective water tank maintenance involves a series of regular tasks designed to ensure the system remains clean, safe, and operational.

Regular Inspections & Visual Checks

Conducting routine inspections is vital to identify potential issues before they escalate. Look for signs of wear and tear, corrosion, leaks, or structural damage. Ensure that the tank's lid is secure to prevent debris and vermin from entering. Regular inspections help in early detection of problems, allowing for timely interventions.

Cleaning & Disinfection Schedule

Over time, sediment, biofilms, and other contaminants can accumulate in water tanks, compromising water quality. Establishing a regular cleaning and disinfection schedule is essential. The frequency of cleaning depends on factors such as the tank's condition and usage, but it is generally recommended to clean potable water tanks at least annually. Non-potable tanks should be cleaned as necessary based on inspection findings.

Temperature Control

Maintaining appropriate water temperatures is a critical control measure against Legionella. Cold water should be stored below 20°C, and hot water should be stored above 60°C and distributed at no less than 50°C. Regularly monitor and record water temperatures to ensure they remain within these safe parameters.

Monitoring for Stagnation

Stagnant water provides an ideal environment for bacterial growth. Ensure that all outlets are used regularly, and implement a flushing regime for infrequently used outlets. Removing dead legs or redundant pipework can also help prevent water stagnation.

Conclusion

Proper water tank maintenance is essential for preventing health risks, ensuring regulatory compliance, and prolonging the lifespan of your water systems. By conducting regular inspections, adhering to cleaning schedules, monitoring temperatures, and preventing stagnation, facilities managers can effectively manage water quality. Partnering with experienced professionals like Titan Mechanical Services can provide the expertise and support needed to maintain safe and compliant water systems.

Read more about cold-water tanks in our Learning Centre.

Learn More