Legionnaires’ Disease: Why Cooling Tower Maintenance Matters for HOAs & Condos

Preventative Maintenance Spotlight: Legionnaires’ Disease and Building Water Systems

You may have noticed recent headlines about Legionnaires’ disease outbreaks on the East Coast, often traced back to building water systems and deferred maintenance on cooling towers. While this hasn’t been a major discussion point with boards I work with, it’s a timely reminder of the risks associated with postponing preventative maintenance.

What is Legionnaires’ disease?
Legionnaires’ disease is a serious type of pneumonia caused by inhaling water droplets contaminated with Legionella bacteria. It’s especially dangerous for older adults and those with weaker immune systems, making it a heightened concern in senior communities, high-rises, and care facilities.

How does it connect to reserve planning?
Legionella bacteria thrive in poorly maintained water systems, including:

• Cooling towers
• Hot water tanks and plumbing systems
• Decorative fountains and pools

When regular inspections, cleanings, or water testing are deferred due to cost or scheduling, the risk of an outbreak increases. The impact is not just health-related: outbreaks can trigger liability concerns, insurance claims, and emergency expenses far beyond what preventative maintenance would have cost.

A real-world example:
One high-rise community we've worked with recently takes no chances they test their cooling tower twice per month for Legionella as part of their maintenance program. It’s a modest investment compared to the potential consequences of an outbreak.

Takeaway for boards:
Legionnaires’ is a powerful case study in why preventative maintenance and reserve planning go hand in hand. By budgeting for regular inspections and water system maintenance, communities can:

• Protect resident health and safety
• Avoid unexpected emergencies and liability exposure
• Preserve long-term property value

Bottom line: Deferring maintenance often costs more in the long run sometimes in ways that can’t be measured in dollars. Staying proactive isn’t just about protecting infrastructure; it’s about protecting people.

Quick Tips for HOA Boards: Water System Maintenance

Boards should regularly ask their management or maintenance team:

1. How often are our cooling towers, water tanks, and plumbing systems tested for Legionella?
2. Are there documented preventative maintenance schedules, and are they being followed consistently?
3. What is our plan if testing shows contamination or a system failure are emergency protocols and budgets in place?

Tip: Proactive maintenance isn’t just about avoiding fines it protects residents, especially seniors, and prevents costly emergency repairs.

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Ready to stay ahead with your building’s maintenance and reserves?

‍Request a no-cost, no-obligation proposal for a reserve study or reserve study update, and receive a free preventative maintenance blueprint and calendar to help protect your property and residents.

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