BiggerPockets

Jon, I have purchased so far 3 HUD properties but this was before they did the lead base paint test. I was looking to buy one with the test report though and just to give you an idea, the remediation cost (according to their report) would be close to $30,000 on a house worth $95,000. Needless to say...crazy price. I did a little research, and with that report in hand you can hire a regular paiter and have the test re done after the paint is completed, to make sure it was remediated. (the test runs at about $500). All this is not a must though, if you want to rent it...you still can ...but at this point you would disclose there is lead base paint at the house. To sell it...it's the same...you would have to disclose it and you know how some buyers are...they don't want to have to deal with it. I would recomend that if you want to sell it, have it re-painted and re-tested and have the new report available for the buyers to see ! Good luck.

In a vacant structure it is very easy to remediate. In an occupied dwelling it is a little more difficult. Lead paint tests consist of dust swipes sent off to a lab. The swipes are only taken from floors, window wells and window sills. It is important to clean properly after you make repairs. I recently went through this testing in several apartments in a multi dwelling. I was actually surprised that I was required to have these tests done by the inspector as their was no evidence of any peeling paint. However, the age of the building is 100 yrs old. The night before the testing we cleaned the floors, window sills and vacuumed the carpets with a HEPA vacuum and we passed the test with flying colors.

Trying to contribute to this thread. This info is just spewing from my head. Please independently verify everything below.

The new lead safety protocols stem from the federal government trying to dodge litigation from lead liability on HUD homes.

There is a lead-safe practices class for landlords that you can take. Often, its free or cheap. It takes 1 day. It will tech you how to safely work with lead, the hazards, permanent repairs, temporary repairs ( less than 20 years), what abatement is, etc. I just took this class for contractors because there is going to be new lead practices from the EPA in a year supposedly. There is already a new lead disclosure packet for contractors (the tenant disclosures have not changed).

I think investors should be most wary about two things: (1)Any project funded by the federal governemnt on a residence that costs over $25k is considered abatement which is a whole new animal in terms of regulations (dramatically more expensive). (2)Peeling paint/dirty window sills in children under 6 bedrooms is really bad. Causes developmental problems. Clean it up and paint it.

All children under 2 years of age must be tested for safe lead levels by the county. If the county gets a high reading, they will be in the childs house to determine the source.

Jon, I don't think you need a "remediation guy" if its only 10k. I would get a painter and a buy a HEPA vac for $200 and take the landlord/remodeler class. You might be able to save yourself $5k. With all of the lead paint laws coming out soon, it will probably be worth your time.

Good luck!