Summertime in New York City brings more than just sweltering heat and increased air conditioning usage; it also raises significant concerns regarding water safety in buildings, particularly in cooling towers. During the peak of summer in the northeast, the risk of Legionella bacteria flourishing in water systems rises dramatically.
The Growing Threat of Legionella in Summer
Building owners and facility managers face an increased risk of Legionella bacteria growing in their water systems during the mid-summer months. Responsible for Legionnaires’ disease, Legionella flourishes in warm water, making the summer months particularly challenging. The bacteria can multiply rapidly in large plumbing systems, seriously threatening public health.
Summertime Disinfection Requirements
To combat the increased risk during warmer months, New York City’s Local Law 77 mandates a specific summertime disinfection procedure for cooling towers. This disinfection is required to be performed once annually between May 1st and September 30th. During this period, those responsible for managing water chemistry must implement the following measures:
- Perform a comprehensive disinfection of the cooling tower system
- Conduct water quality testing before and after the disinfection
- Document all procedures and test results thoroughly and upload info to DOH portal
It’s important to note that while only one mandated disinfection is required during this period, regular maintenance and water treatment should continue throughout the summer months.
Additionally, Local Law 77 stipulates that if a Legionella-positive result occurs at any time during the year, a separate, full system disinfection must be conducted immediately, regardless of when the annual summertime disinfection was performed. This emergency disinfection follows a specific protocol outlined in the law and requires prompt action to ensure public safety.
What is Hypohalogenation?
Hypohalogenation, the process of adding chlorine or other halogen-based disinfectants to water systems, plays a crucial role in maintaining the safety of cooling towers during summer. This process is essential for controlling the growth of Legionella and other harmful microorganisms.
When chlorine is added to water, it forms hypochlorous acid, which penetrates the cell walls of bacteria, disrupting their metabolic functions and effectively killing them. During summer, higher temperatures create a perfect environment for bacterial reproduction, making this process even more critical.
Maintaining Compliance with Legal Mandates
Local Law 77 not only requires summertime disinfection of cooling towers but also mandates thorough documentation to be submitted to the NYC Department of Health (DOH). Building owners and facility managers must upload detailed records of all disinfection procedures to the city cooling tower portal.
These records must be compiled into a comprehensive report and submitted to the NYC DOH as evidence that the required disinfection was performed. Failure to maintain accurate documentation or submit timely reports can result in significant penalties and increased liability.
Property managers must have a trusted responsible person or company handling all cooling tower maintenance activities to ensure full compliance with Local Law 77.
Benefits of Proper Cooling Tower Maintenance
Preventing Biofilm Formation and Scaling
Chemical disinfectants help to break down and prevent the formation of biofilms – bacterial colonies that attach to surfaces. These can form on the surfaces of pipes, cooling towers, and heat exchangers, reducing their efficiency and increasing the risk of bacterial outbreaks. Additionally, chemical treatment helps control microbial activity that contributes to scaling, maintaining optimal performance of water systems and extending their lifespan.
Energy Efficiency Benefits
Proper maintenance and disinfection of cooling towers not only ensure safety but also contribute to energy efficiency during high-demand summer months. Clean, well-maintained cooling towers operate more efficiently, reducing energy consumption and costs.
Seasonal Preparation for Property Managers
To prepare for the summer season, property managers should:
- Review and update the building’s cooling tower maintenance plan
- Clean the cooling tower before peak use
- Inspect and service all cooling tower feed equipment
- Ensure adequate supplies of treatment chemicals are on hand
- Train staff on what to look for on daily walkthroughs
The Cost of Inaction
Failing to address the risk of Legionella with preventative steps like summertime hypo-halogenation can have severe consequences. An outbreak of Legionnaires’ disease can result in significant health risks for building occupants, potential legal liabilities for building owners, and costly remediation efforts.
The financial impact of an outbreak, including potential fines and legal fees, can far exceed the cost of implementing proactive water treatment measures. Investing in preventive strategies is not only a legal obligation but also a financial decision that protects both public health and the long-term viability of the building.
The Importance of Training and Education
Proper education and training are crucial components of an effective water safety program. Facility managers and building maintenance staff should be well-versed in the principles and the specific requirements of Local Law 77.
Regular training sessions and workshops keep staff informed about the latest water treatment techniques and any changes in regulatory requirements. Staying up-to-date on new developments in water treatment technology and best practices helps facility managers implement the most effective strategies for their buildings.
Act Now to Protect Your Building
Keeping your building’s cooling towers safe becomes increasingly important through the peak of summer. Proper summertime disinfection is crucial for combating the increased risk of Legionella bacteria, ensuring compliance with Local Law 77, and maintaining your system’s efficiency. Don’t wait for a problem to arise – take proactive steps now to protect your building’s occupants and your bottom line.
Tower Water is ready to help with our specialized Legionella compliance services. Our team is equipped with advanced water treatment solutions customized to your building’s needs. Call us at (212)-518-6475 or schedule your consultation online today.
