In many industrial plants, the condition of a water system is often judged by appearance. When the circulating water looks clear, it is easy to assume the system is operating well and that corrosion is not a concern. Unfortunately, water clarity can be misleading.

Corrosion can develop even when the water appears clean. Many of the factors that drive corrosion exist at the chemical or microscopic level and cannot be seen during normal inspection. Because of this, hidden corrosion in the system can develop slowly within the equipment while the water still appears perfectly acceptable. By the time visible signs begin to appear, damage may already be well established.

Understanding how this happens is important for anyone responsible for maintaining cooling towers, boilers, closed-loop systems, or condensate networks.

Once it is understood that water appearance does not reflect corrosion risk, the next step is to consider what conditions actually drive corrosion within industrial systems. Hidden system corrosion rarely develops due to a single issue. In most cases, it occurs when a combination of water chemistry and system factors creates an environment conducive to corrosion.

Several common causes are regularly observed across cooling towers, boilers, closed-loop systems, and condensate networks, each contributing to corrosion in different ways depending on system conditions.

Hidden system corrosion can develop in many types of industrial water systems. While the underlying causes are often similar, the way corrosion presents itself can vary depending on how the system operates and the conditions it is exposed to.

Understanding where corrosion is most likely to occur helps operators focus monitoring and treatment efforts where they are needed most.

Hidden system corrosion often develops gradually, and in many cases, the first visible signs appear only after it has been occurring for some time. Because of this, it is important to recognise the early indicators that suggest corrosion may be developing within a system, even when the water still appears clear.

Rust staining on pipework or equipment surfaces is often one of the first noticeable signs, indicating that metal is beginning to deteriorate and corrosion products are being carried through the system. Small pinhole leaks in piping or heat exchanger tubes can also develop as corrosion progresses, and these are often localised, appearing without any obvious change in overall system condition.

Sludge or metal deposits collecting in strainers or filters can indicate that corrosion products are circulating within the system. In steel systems, this may present as dark magnetite sludge. Over time, these deposits can contribute to further issues by restricting flow or creating conditions for under-deposit corrosion.

Operators may also notice a gradual decline in equipment performance. Reduced heat-transfer efficiency in boilers or heat exchangers can result from corrosion products building up on internal surfaces and interfering with normal operation. In some cases, pressure drops across equipment or restricted flow can also be observed as deposits accumulate.

Water testing can provide an early warning of corrosion before physical damage becomes obvious. Increasing levels of iron or other metals in routine test results often indicate that corrosion is occurring somewhere within the system. Unexpected failures of valves, fittings, or other components can also indicate underlying corrosion issues that have developed over time.

Recognising these warning signs early allows corrective action before corrosion leads to more serious equipment damage or unplanned downtime.

Chemical treatment plays a central role in corrosion control. Corrosion inhibitors are used to form protective films on metal surfaces, reducing the rate of metal loss. Other treatment chemicals may be used to control dissolved oxygen or manage microbiological activity, both of which can contribute to corrosion if left untreated. Maintaining adequate chemical reserve levels consistently is critical, as even short periods of imbalance can allow corrosion to initiate.

Filtration and deposit control are also important. Removing suspended solids and preventing the buildup of sludge or scale reduces the risk of corrosion developing beneath deposits. Maintaining clean system surfaces and keeping strainers and other components free from accumulated debris allows treatment chemicals to work more effectively and helps prevent localised corrosion.

Routine servicing and inspection provide an additional layer of protection. During these visits, system conditions can be reviewed, water test results assessed, and any early signs of corrosion identified. Treatment programs can then be adjusted to suit current operating conditions and maintain effective protection.

By combining regular monitoring, corrosion-specific testing, chemical treatment, and preventative maintenance, water treatment programs help minimise corrosion risk and extend the operating life of critical industrial equipment.

Clear water does not guarantee a corrosion-free system, and hidden system corrosion can develop long before visible signs appear. Regular testing, corrosion monitoring, and effective treatment are essential to protect your equipment. If you are unsure how your system is performing, speak with the Tandex team to review your current program and identify any risks.

Many cooling tower operators assume that if routine servicing is occurring, compliance is under control. In reality, we regularly speak with site managers who are unaware that their Annual RMP Review & Audit is a separate legal obligation. Often, this only becomes apparent when an audit deadline approaches or documentation is requested.

An Annual RMP Review & Audit is not optional. It is a regulatory requirement.

Under the Public Health and Wellbeing Regulations 2019, every registered cooling tower system must have a compliant Risk Management Plan in place, must undergo an annual review of that plan, and must be audited annually by an approved independent auditor. At the time of the audit, the Certificate of Registration for the cooling tower system must also be produced. These requirements apply regardless of whether servicing is outsourced. The legal responsibility remains with the responsible person for the system.

Understanding what the Annual RMP Review & Audit actually involves is critical to avoiding unnecessary compliance risk.

A review focuses on whether the plan itself remains fit for purpose. It requires technical assessment of the system, its operation, and its risk controls. An Annual RMP Review should also be conducted whenever the system is modified, when a Legionella result exceeds regulatory thresholds, when an audit identifies deficiencies, or when operating conditions change. Without an up to date and accurate RMP, compliance cannot be demonstrated.

Beyond verifying that documents are present, the auditor assesses whether records are consistent, complete, and reflective of actual system management. They consider whether actions were taken within allowable tolerances for risk and whether regulatory requirements have been met in practice. An audit is therefore not a paperwork exercise. It is an evidence based assessment of how your system has been controlled.

A compliant and current Risk Management Plan underpins the entire Annual RMP Review & Audit process. If the RMP does not accurately reflect the system, deficiencies will inevitably be identified.

An Annual RMP Review & Audit should never be treated as two isolated administrative requirements. Together, they form a structured compliance cycle designed to continuously strengthen risk control rather than simply confirm that documentation exists. The independent audit looks backward, assessing how the cooling tower system was managed over the previous audit period and identifying any gaps, deficiencies, or areas for improvement. Those findings are not simply compliance notes. They provide a clear picture of where processes, documentation, or control measures may not be fully aligned with regulatory expectations.

The annual review then shifts the focus forward. It provides the opportunity to formally incorporate audit findings into the Risk Management Plan, update system descriptions where required, refine control measures, and ensure monitoring and corrective action procedures remain appropriate. When the review is conducted promptly after the audit, necessary changes can be embedded within the plan while there is still adequate time to implement improvements before the next audit cycle begins.

This sequencing is critical. When sites delay the review until just before the next audit, pressure increases and compliance becomes reactive. Documentation must be assembled quickly, corrective works may need to be expedited, and there is limited opportunity to demonstrate that improvements have been integrated into routine management. By contrast, a well managed Annual RMP Review & Audit cycle provides a clear twelve month window to address identified risks, strengthen documentation practices, and confirm that control measures are operating effectively. Proactive scheduling reduces compliance risk, improves audit outcomes, and allows responsible persons to demonstrate due diligence with confidence.

Under the Public Health and Wellbeing Act 2008 (Victoria) and the Public Health and Wellbeing Regulations 2019 (Victoria), the responsible person for a registered cooling tower system remains legally accountable for its management and compliance. The legislation makes clear that the duty holder must ensure a compliant Risk Management Plan is in place, that an Annual RMP Review & Audit is completed within required timeframes, and that records are accurate and available for inspection by authorised officers.

For many facilities, keeping track of compliance deadlines alongside operational demands can become challenging. Audit due dates approach quickly, documentation must be assembled, and coordination with independent auditors takes time. Without a structured system in place, an Annual RMP Review & Audit can shift from a controlled process to a reactive exercise.

Tandex assists clients by conducting structured Annual RMP Reviews, coordinating independent audits with approved auditors, confirming documentation readiness in advance, and implementing corrective actions where required. We monitor compliance timelines and contact you before your Annual RMP Review & Audit is due. Once confirmed, we manage the process through to completion so your cooling tower system remains compliant, audit-ready, and aligned with regulatory expectations.

If you would like support with your Annual RMP Review & Audit, contact us to discuss how we can help you maintain compliance with confidence.

Cooling towers are a critical part of many commercial and industrial cooling systems, yet they are often one of the most overlooked pieces of plant equipment when it comes to long-term cleanliness and internal condition. From the outside, a cooling tower can appear to be operating normally. The water may look relatively clean, routine maintenance may be occurring, and a water treatment program may be in place to control corrosion, scaling and microbial growth. Despite this, significant fouling can still be developing deep within the tower, which is often why a cooling tower super clean eventually becomes necessary.

Over time, contamination gradually accumulates within internal components such as fill packs, drift eliminators and distribution systems. Because these areas are difficult to access during routine servicing, fouling can build up without being immediately visible. When this occurs, normal water treatment alone may not be enough to restore the internal condition of the tower.

Understanding how and why fouling develops inside cooling towers helps explain why this type of deep cleaning is sometimes necessary. In the sections below, we will look at how contamination enters cooling towers, why routine treatment cannot always remove it,and how a cooling tower super clean can restore the system to proper operating condition.

Cooling towers naturally collect contamination because they continuously move large volumes of both air and water through the system. As air is drawn through the tower to remove heat from the circulating water, it also carries contaminants from the surrounding environment. Over time, these contaminants enter the cooling water and become trapped within the tower. Common sources of contamination include:

Once these contaminants enter the tower, many of them do not simply pass through the system. Instead, they become trapped within internal components where water is distributed, and heat is transferred. Even with regular servicing and a well-managed water treatment program, this material continues to circulate, and deposits gradually accumulate in areas such as:

Fill packs, in particular, are prone to collecting contamination. Their design creates a very large surface area, allowing water to spread out and maximising cooling efficiency. While this improves heat transfer, it also creates ideal conditions for debris and biological growth to become trapped within the structure.

As these deposits build up, they begin to restrict water distribution, reduce heat-transfer efficiency, and create protected areas where microbial growth can develop. Over time, this accumulation can affect both system performance and hygiene, at which point deeper cleaning may be required.

Cooling towers can operate for many years without receiving a deep internal clean, which is why understanding how often a cooling tower super clean should be performed​ is important for long-term system management. Because fouling tends to accumulate gradually, the warning signs are not always obvious at first. In many cases, the system continues to operate, but underlying problems slowly begin to develop.

After the internal components have been cleaned and any loose debris has been removed, the system is rinsed and prepared for recommissioning. Once the tower is returned to operation, the water treatment program can work more effectively because the accumulated fouling has been removed from the system.

Removing accumulated fouling from a cooling tower can deliver several important operational improvements. When internal deposits are cleared from fill packs and distribution systems, water and air can move through the tower more evenly. This allows the tower to reject heat more effectively and operate closer to its original design performance.

Improved heat rejection at the tower also helps reduce the load placed on the connected chiller plant. When condenser water temperatures remain lower, the chiller does not need to work as hard to achieve the required cooling output. Over time, this can reduce energy consumption and improve efficiency across the entire cooling system.

A cooling tower super clean also restores more stable water distribution throughout the tower. Clearing deposits from spray systems and internal components helps maintain consistent water flow across the fill packs, supporting reliable operation and reducing performance fluctuations.

Finally, removing accumulated debris and biofilm helps restore more effective microbial control within the system. Fouling deposits can create protected environments where bacteria survive despite chemical treatment. By physically removing these deposits, disinfectants and other treatment chemicals can work more effectively, supporting ongoing hygiene management and extending the service life of cooling tower components.

A cooling tower super clean plays an important role in maintaining cooling tower performance and system reliability. The key points to remember are:

If your cooling tower has never undergone a deep internal clean, or if ongoing fouling or microbial issues are becoming difficult to manage, it may be worth assessing whether a super clean could help restore proper control of the system. If you would like to discuss the condition of your cooling tower or arrange an assessment, contact our team, and we will be happy to help.

When water systems in buildings are not properly maintained, a serious risk can develop quietly: the bacterium Legionella and the illness it causes, known as Legionnaires’ disease. This isn’t just about ticking compliance boxes. Legionnaires’ outbreaks can and do happen, even in modern, well-run facilities. In 2024, Melbourne recorded 71 cases, and the outbreak’s first death as health authorities worked to identify the source (The Guardian). Recently, there has been an outbreak in Melbourne’s northern suburbs with six reported cases before the source was addressed. Similar alerts have been issued in previous years as clusters appeared across Victoria and New South Wales (news.com.au).

Outbreaks like these are a sobering reminder that Legionella control is about prevention, vigilance and responsibility, not reaction once something goes wrong.

In Victoria, cooling-tower maintenance is regulated under the Public Health and Wellbeing Regulations 2019. These set out clear obligations for the responsible person, defined as anyone who owns, manages or controls a cooling tower system. The land owner must register the cooling tower system with the Department of Health, perform an annual audit of their Risk Management Plan (RMP), and be able to produce evidence of that plan in action at any time upon request. They must also comply with all directives and allow authorised inspectors free access to assess the system’s condition and records.

As your service partner, we help ensure those obligations are met and your system operates safely:

The aim is not just to pass an audit, but to prevent an outbreak through disciplined, evidence-based maintenance and testing. For more insight into testing frequencies, interpreting Legionella results, and the specific response procedures required under Victorian regulations, visit our Legionella FAQ.

By keeping water systems clean, balanced and well-monitored, you can prevent conditions that allow Legionella to grow and protect both people and property. Here are the essentials to remember:

If your cooling tower has not been reviewed, serviced or tested recently, or if you are not confident in your current maintenance provider, contact us today. We’ll inspect your system, review your RMP and testing program, and design a maintenance plan that keeps you compliant, protects occupants and ensures the long-term safety of your facility.

In industrial operations, every minute of downtime has consequences, but most businesses still underestimate the true cost. When equipment stops, production stops. When production stops, revenue stops. And the longer the interruption, the sharper the financial impact becomes.

Most organisations think of downtime in terms of repair bills or a short disruption to routine work. In reality, the cost of downtime goes far beyond fixing the immediate problem. It affects output, customer confidence, labour efficiency, and long-term profitability. For many facilities, even a single hour of lost production can cost far more than the maintenance or part replacement that triggered the issue.

Below is a clear and practical breakdown of how downtime erodes revenue, and why strong water treatment plays a critical role in preventing these losses.

When equipment unexpectedly stops, the immediate focus is usually troubleshooting, which is entirely understandable. But the real financial damage often begins long before a technician even opens their toolkit. The cost of downtime shows up first in lost revenue, stalled output, and disrupted schedules. It’s the immediate, high-impact hit that businesses feel the moment production comes to a halt.

1. Lost Production Value: Understanding Non Recoverable Losses

This is the most financially damaging part of unplanned downtime. If your site normally produces $20,000 worth of product during a morning shift and your boiler or cooling system fails for three hours, that’s $7,000–$10,000 of revenue simply gone. Even if production resumes, those three hours’ worth of output are gone for good.

2. Wasted Labour and the Cost of Paying Teams to Stand Still

Wages don’t stop when the plant does. Operators, packers, supervisors, trades, and maintenance staff remain on the clock whether they’re working or waiting. In plants with multiple shifts or 24/7 operations, the labour component of downtime costs can easily reach thousands per hour.

3. Contractual Penalties and Downstream Disruptions

If your operation supplies key components or finished goods to other businesses, your downtime becomes their disruption. That can lead to late fees, renegotiated delivery windows, lost manufacturing slots, or breach of service-level commitments. These penalties can erode profit margins quickly.

4. Increased Wear and Tear from Restarting Equipment

Restarting boilers, cooling towers, heat exchangers, or closed-loop systems after a forced shutdown is not a gentle process. Cold starts cause thermal stress, pressure changes accelerate corrosion, and unstable water chemistry during the reset can damage components. As a result, future failures occur sooner and the long-term cost of downtime increases.

5. Reputational Damage and Loss of Confidence

Clients, auditors, and internal stakeholders notice patterns. A site with unpredictable outages is often seen as higher risk. This can affect future contracts, preferred-supplier status, or audit results. While difficult to quantify, the reputational component of downtime can be among the most expensive.

Most unplanned outages caused by boilers, cooling towers, heat exchangers, or closed-loop systems stem from preventable water-related issues. Strong water treatment dramatically reduces equipment failures, protects heat-transfer efficiency, and prevents the chemical and mechanical problems that commonly trigger shutdowns. Here’s how water treatment reduces the cost of downtime:

With the right water treatment partner, most downtime events caused by water systems can be avoided long before they reach a critical point.

Downtime is one of the most expensive operational risks a facility can face. Its true cost lies not in the maintenance bill, but in the hidden revenue lost for every minute production is halted. When you consider lost output, idle labour, contract penalties, equipment stress, and customer impact, the cost of downtime often outweighs the repair itself many times over.

Preventing downtime isn’t just an operational goal. It’s a revenue-protection strategy.

If you want greater visibility over your operational risks and stronger system reliability before minor issues escalate into costly outages, our team can review your current setup and help safeguard your site against preventable downtime. Get in touch to arrange a consultation.

It’s surprisingly common for cooling towers to lack a safe and practical way to reach the drift eliminators. Whether due to missing ladders, corroded walkways or poor tower placement, restricted access not only makes scheduled cleans more difficult, but it can also directly impact compliance, performance and safety.

During a cooling tower clean, technicians must inspect and clean the drift eliminators. This step is essential to ensure the eliminators remain free of scale, corrosion, and biofilm, allowing them to capture water droplets and minimise the risk of Legionnaires Disease. When safe access is unavailable, cleaners can’t complete this element of the cleaning process, leaving the site exposed to both mechanical and compliance risks.

Under Victoria’s Public Health and Wellbeing Regulations 2019 and associated Risk Management Plan (RMP) requirements, drift eliminators must be inspected and maintained during each scheduled tower clean. These inspections are a non-negotiable compliance task because they directly influence Legionella control and system safety. If cleaners cannot safely reach the eliminators, they cannot inspect or verify their condition. Over time, this can result in incomplete records, repeated non-compliance findings, and even the potential for an RMP audit failure. According to the Department of Health, all components of a cooling tower system, including eliminators, must be safely accessible for inspection and cleaning.

Repeated findings of “inadequate access” may require notification to the local health authority or lead to a direction for rectification under the Act. In practice, the absence of safe access is often identified as a systemic issue that must be addressed through engineering modification, rather than an administrative workaround.

Tandex technicians assess cooling tower access as part of regular water treatment visits and service reviews. If the team identifies unsafe or impractical access to drift eliminators, this is clearly documented and discussed with the site’s maintenance representative. Our goal is prevention. We support customers in resolving physical access barriers before they escalate into non-compliance or audit failure. By maintaining strong communication between service technicians, tower cleaners, and site management, these issues can usually be resolved through straightforward engineering solutions.

For sites without safe access to drift eliminators, the path to compliance is straightforward. Taking the following steps ensures maintenance can be performed safely and inspections can be completed every time:

1. Review your cooling towers to confirm whether drift eliminators can be safely reached for inspection and cleaning.
2. Engage a qualified engineer or tower manufacturer to design compliant access points if they’re missing.
3. Coordinate upgrades with your next scheduled tower clean or refurbishment to minimise downtime.
4. Document the changes in your Risk Management Plan and include photos of new access structures for audit evidence.
5. Verify compliance by confirming the new access allows cleaners to inspect eliminators safely every time.

Before making any upgrades, it helps to step back and look at what really matters most when it comes to safe access. Here are a few quick takeaways to keep in mind:

If access to drift eliminators has been identified as a concern at your site, addressing the issue early can help avoid complications during future cooling tower cleans and RMP audits. Identifying access limitations before they become a compliance issue allows corrective works to be planned and completed in a controlled manner.

For advice on creating or improving safe access to drift eliminators, or to discuss options for cooling tower compliance support, contact us today.