Legionella risk assessment software for building water systems
A Legionella risk assessment looks at every place in a building where water can stagnate, sit between 25 and 45 °C or be sprayed into a breathable aerosol: cooling towers, warm water systems, thermostatic mixing valves, dead legs, rarely used outlets, spa pools and decorative fountains. Facility managers commission it to build or review their water risk management plan. The report rates each system’s risk and sets the control measures and monitoring that follow from it.
Built for facility managers running teams of roughly 3–50 inspectors.
Sample Legionella risk report
An illustrative excerpt. The site, readings and findings are fictional; the layout is yours to set.
Legionella risk report
Warm water system — risk register extract
- Site
- Fictional Aged Care Residence, East Wing
- Assessment type
- Biennial review
- Assessed
- 3 March 2026
| System / location | Observation | Risk |
|---|---|---|
| TMV-12, Room 108 ensuite | Outlet 41 °C; last service 18 months ago | Risk: High |
| Dead leg, plant room riser | Capped branch approx. 2 m, no flow | Risk: High |
| Hot water plant | Storage 65 °C, return 58 °C | Risk: Low |
| Visitor shower, ground floor | Used weekly; flushing log not kept | Risk: Medium |
Fields captured on site
Your firm builds the form in-app, so these are a starting point rather than a fixed schema. Every field is captured on the device, with or without signal, and lands in the legionella risk report where your template puts it.
Per water system
- System type
- Location
- Water temperature readings
- Stagnation or low-use points
- Aerosol generation potential
- Existing controls
- Risk rating
Per outlet or asset
- Asset ID
- Temperature at outlet
- Last service date
- Condition photo
Control measures
- Linked risk
- Control
- Monitoring frequency
- Responsible party
Standards the report works to
- AS/NZS 3666.1Air-handling and water systems of buildings — Microbial control — Design, installation and commissioning
- Design expectations for cooling and air-handling systems that the assessment checks for.
- AS/NZS 3666.2Air-handling and water systems of buildings — Microbial control — Operation and maintenance
- The maintenance regime existing controls are compared against.
Load the standards you hold into your reference library and the drafted prose is written against them rather than against a general model.
How the legionella risk report gets built
Capture it once, offline
Your firm builds the legionella risk assessment form in-app — 25 field types, nesting repeatable groups, compound AND/OR visibility rules, reusable modules and calculated fields. Field capture works with no signal: jobs, forms, photos, notes and audio all queue in an idempotent outbox that only clears once the server confirms receipt.
Link it to your buildings, levels and tenancies
Enter buildings, levels and tenancies once, as a register. Every one of your elements, defects and cost lines then points at a stored row rather than a name somebody typed — and the links survive a disconnected device.
Render your own template
The legionella risk report renders into the Word template you already use — your letterhead, your section order, your clause library — with conditionals, loops over repeats, composable sub-templates and photo grids.
Reviewed before it leaves
You write the review framework: a checklist of what a legionella risk report must contain, plus the prose standards you would mark a junior against. Link it to a report template and it runs every time that template renders. Each finding comes back graded info, minor or major, quoting the sentence at fault, and a person accepts or dismisses every one.
Because the structured submission behind the report is held too, the review is a comparison rather than a proofread: The narrative calls the roof "fair"; the element register grades it C with a twelve-month cost line against it.
Checks a commercial property framework usually carries
- Every graded defect carries a cost band and a priority
- The make-good schedule and the narrative describe the same condition
- Access and DDA non-compliances cite the clause they fail
- Every photo referenced in the text exists and is captioned
Questions
- Can each risk link to the control measure that manages it?
- Yes. Risks and controls are linked rows, so one control (such as a flushing regime) can manage several outlets and the report draws the register from those links.
- Can temperature readings trigger a higher risk rating?
- Calculated fields and visibility rules can respond to a reading, so an out-of-range temperature can reveal the follow-up questions that justify the rating.
- Is this different from a cooling tower service report?
- Yes. The service report is the monthly maintenance visit; the risk assessment reviews every water system in the building and is what the risk management plan is built on. Both can run in SurveyThanks as separate forms.
What this is not
Worth knowing before you book a demo, so neither of us wastes the half hour.
- Not field-service dispatch. No timesheets, no parts, no inventory. Scheduling exists to get an inspector to a site.
- No signature capture. If your deliverable has to carry a signed sign-off on the artefact itself, this is not the tool yet.
- Field capture is what works offline — jobs, forms, photos, notes and audio. Reports, chat, scheduling and the inbox need a connection.
- No client portal. Reports go out as a file or a password-protected link.
Other commercial property work we cover
- Commercial waste auditsWaste stream report
- Cooling tower inspectionsTower registration report
- Essential safety measures assessmentsAnnual ESM statement
- Fire door inspectionsFire door register
- Fit-out compliance inspectionsFit-out compliance report
- Indoor air quality assessmentsIAQ report
- Lift registration inspectionsLift inspection report
- NABERS energy auditsEnergy rating evidence pack
Other disciplines
Rebuild your legionella risk report in SurveyThanks
Bring the Word template you already send clients. If you are coming off another field-forms tool, a filled report can be uploaded, read field by field, and re-rendered into your template.