In Jersey City, as in much of the United States, condominium associations and property management firms handle Legionella risk in amenity areas by aligning their operations with established public health guidelines rather than relying on a single, one-size-fits-all local mandate. Most large-scale residential buildings manage these risks through a comprehensive Water Management Program (WMP), which provides a structured approach to monitoring and maintenance.

Core Approaches to Legionella Risk Management

Buildings typically do not rely solely on “testing” as a preventative measure. Instead, they use a multi-faceted management strategy:

• Water Management Programs (WMPs): Industry-standard practice for high-risk buildings (which often include those with pools, spas, and communal showers) is to implement a WMP. This involves mapping the building’s water system, identifying areas where Legionella could grow (such as “dead legs” in piping or stagnant water in unused fitness center showers), and setting clear control limits for temperature and disinfectant levels (CDC, 2023).
• Temperature Control: A fundamental control strategy is maintaining water temperatures outside the range where Legionella thrives. Legionella generally grows best between 77°F and 113°F, with optimal growth occurring between 85°F and 108°F (CDC, 2023). Buildings aim to keep hot-water systems hot (typically above 120°F–124°F) and cold-water systems cool (typically below 77°F) to inhibit bacterial proliferation (Science et al., 2020).
• Aerosol Minimization: Since Legionella is primarily transmitted via inhalation of contaminated aerosols, amenity areas like fitness center showers and hot tubs are high-focus zones. Management often performs regular cleaning and descaling of showerheads to prevent the accumulation of biofilm, which can harbor bacteria and provide them with nutrients (Science et al., 2020).
• Routine Maintenance and Flushing: For amenity areas that may experience low foot traffic—such as guest-use locker rooms or spa facilities—property managers often implement scheduled flushing protocols to prevent water stagnation, which leads to a loss of disinfectant residual and creates favorable conditions for colonization (CDC, 2023).

Testing Protocols

Testing is generally considered a “verification” tool rather than a standalone safety solution. If a building conducts testing, it is typically performed by environmental health specialists using standardized methods, such as ISO 11731, to ensure accuracy in detecting Legionella species in water samples (Pascale et al., 2020).

• When Testing Occurs: Testing is often conducted during a formal environmental assessment, especially if there is a suspected case of illness, or as part of a proactive, scheduled monitoring plan to verify that the WMP’s control measures are effective.
• Environmental Assessment: If an assessment is triggered, professionals use tools like the CDC’s Legionella Environmental Assessment Form (LEAF) to systematically evaluate the facility’s water systems, identifying potential sources of aerosolization and growth (CDC, 2023).

Regulatory Context

While specific local ordinances may vary, New Jersey buildings generally follow guidelines informed by the CDC and international standards regarding water safety in large buildings and recreational water environments (WHO, 2011). Because fitness centers and wellness areas in modern condominiums often mirror the complexities of hotel or gym plumbing, management teams are encouraged to treat these spaces with the same rigor required for commercial aquatic facilities (Briand, n.d.).

If you are a resident or board member concerned about specific amenity areas, the most common best practice is to request confirmation that the building has an active, documented Water Management Program in place and that the facility’s hot water systems are being maintained within the recommended thermal ranges.

References

• Briand, E. (n.d.). Water safety in buildings. World Health Organization.
• CDC. (2023). Legionella Environmental Assessment Form (LEAF). https://www.cdc.gov/investigate-legionella/Legionella-Environmental-Assessment-Form.pdf
• Pascale, M. R., Mazzotta, M., Salaris, S., Girolamini, L., Grottola, A., Simone, M. L., Cordovana, M., Bisognin, F., Dal Monte, P., Bucci Sabattini, M. A., Viggiani, M., & Cristino, S. (2020). Evaluation of MALDI–TOF mass spectrometry in diagnostic and environmental surveillance of Legionella species: A comparison with culture and Mip-gene sequencing technique. Frontiers in Microbiology, 11, 589369. https://doi.org/10.3389/fmicb.2020.589369
• Science, W., et al. (2020). Strategies for Legionella Control and Their Application in Building Water Systems. NCBI. https://www.ncbi.nlm.nih.gov/books/NBK555108/
• World Health Organization (WHO). (2011). Guidelines for safe recreational water environments.