Legionella pneumophila is once again a public health concern in the United States—and with good reason. Recent cases of Legionnaires’ disease, linked to contaminated water systems, have raised alarms in multiple states.
In response, New Jersey passed Bill PL 2188, requiring certain buildings to conduct frequent, documented water testing for Legionella. This law significantly alters building maintenance routines and establishes clear deadlines, responsibilities, and penalties.
This guide outlines who must comply, what the new law demands, and—most importantly—how to protect lives through effective Legionella control.
What is Legionella pneumophila and Why Is It a Concern?
Legionella pneumophila is a bacterium naturally found in water but can become hazardous in man-made systems such as plumbing, cooling towers, showers, and decorative fountains.
When inhaled through aerosolized water droplets, the bacteria can cause Legionnaires’ disease—a severe type of pneumonia. This is particularly dangerous for older adults, immunocompromised individuals, and those with pre-existing respiratory conditions.
The concern has grown in the U.S. following outbreaks traced to hospitals and residential buildings. Because Legionella thrives in stagnant, warm water, facilities with complex plumbing and high public traffic are at greater risk.
Bill PL 2188 – New Jersey’s Legislative Response
In January 2024, New Jersey enacted Bill PL 2188, mandating periodic water testing in specific types of buildings to detect Legionella pneumophila.
This legislative move followed local outbreaks and aligns with guidance from ASHRAE Standard 188, which provides best practices for Legionella prevention in building water systems.
Importantly, the law also requires public disclosure of test results to promote transparency and accountability.
ASHRAE 188: The National Standard Behind the Law
ASHRAE 188, developed by the American Society of Heating, Refrigerating and Air-Conditioning Engineers, outlines best practices for managing Legionella risk in building water systems.
While not federal law, ASHRAE 188 is increasingly referenced in state-level legislation—like New Jersey’s PL 2188—as a benchmark for compliance and safety.
It encourages building owners to develop a Water Management Plan that identifies risk areas, defines control measures, and sets monitoring protocols. Following this standard is both a legal safeguard and a public health necessity.
If your building falls under the scope of the new law, neglecting ASHRAE 188 could be viewed as negligence and may result in liability in the event of an outbreak.
Does Your Building Fall Under the New Law?
The law does not apply to all properties—only those with higher risks of Legionella transmission.
Mandatory compliance applies to:
- Hospitals
- Healthcare centers
- Medical clinics
- Long-term care facilities for seniors or individuals with disabilities
- Public buildings
- Any structure with more than four stories
This includes typical office buildings and residential high-rises. The rationale is clear: the more complex the plumbing and the more vulnerable the occupants, the higher the risk of outbreaks.
Mandatory Water Testing: How to Stay Compliant and Avoid Outbreaks
Under Bill PL 2188, controlling Legionella is no longer optional for high-risk buildings. Regular water testing is mandatory.
This is not mere bureaucracy—failing to comply can result in hefty fines, legal action, and worst of all, preventable illnesses or fatalities.
In places like hospitals or apartment complexes, an outbreak could have catastrophic consequences.
To minimize these risks, testing should be handled by certified laboratories like IRIS Environmental Laboratories, which uses industry-approved methods such as Legionella culturing with expert interpretation.
It’s also important to note that a single test is not enough. Legionella can exist in low concentrations for weeks and then suddenly multiply in stagnant or warm areas of the system.
That’s why the law mandates quarterly testing—to monitor seasonal changes and act proactively before an outbreak can occur.
Deadlines and Compliance Timeline
The law is already in effect. Buildings covered by the legislation must complete their first water test by the end of 2025.
However, enforcement can begin sooner—especially if there are complaints or documented outbreaks. Authorities are empowered to inspect buildings even before the deadline.
Don’t wait until the last minute. It’s best to partner with a reliable lab, prepare a compliance plan, and begin testing proactively to protect both public health and your legal standing.
Why Choosing the Right Laboratory Matters
Meeting the requirements of the new Legionella law isn’t just about collecting water samples—it requires technical accuracy and trustworthy interpretation.
A specialized, certified lab like IRIS Environmental Laboratories ensures full compliance, scientific rigor, and legal protection through reliable documentation and expert support.
IRIS works in accordance with ASHRAE 188 and understands the specific legal requirements of New Jersey’s PL 2188. This means building managers and facility directors can fulfill legal obligations and confidently demonstrate due diligence during inspections or legal proceedings.
Get Ahead of the Law—Protect Health and Avoid Penalties
Don’t wait until the compliance deadline looms. Start testing your building’s water now under the new Legionella law in New Jersey. It’s a proactive step toward safeguarding lives, avoiding legal complications, and maintaining a healthy environment.