Test for lead paint?

Question

I just purchased by first property and I'm in the process of getting one of the units of my newly acquired duplex ready for rental. How do I test for lead paint, and should I have the house tested prior to re-painting? What's the best type of paint to use? The current colors are really ugly so I'm going to be repainting the entire unit.

Derreck Wells · Answer

@Michael Zack You, sir, have asked an excellent question. One that is very state specific and unfortunately, the other respondents here have given you some bad advice.

In MA, you cannot rent to a family with a child under 7 unless there's a lead certificate on file with the state. If you buy a property with a family in it, you have 90 days to begin the process of deleading, if you go over the 90, you become liable if that child has an elevated lead blood level (LBL). You also can't discriminate against a family with a child under 7, even if it's because you know there's lead paint in the unit. MA is working very hard to make all rentals lead safe and they're not being shy with handing out very large fines.

You also need to follow EPA RRP (Repair, Renovate, & Paint) rules when doing any work and all contractors that work in the state have to be RRP certified.

If you message me the address, I can check the database to see if the unit has been inspected or deleaded. If it has been inspected but NOT deleaded, you're not allowed to do ANY work in the unit until you have a licensed deleader come in and make it lead safe.

The first step is to check the database. If it hasn't been inspected, you can work in the unit as long as you follow EPA RRP rules, but you can't delead it yourself.

In order to delead, which you WILL have to do at some point if there's more than 1 bedroom, you need to have a lead inspection done. It costs about $300 per unit, but most inspectors will discount multi units. After inspection and lead is found, someone like me takes that inspection report and corrects all the lead issues (different methods of correction depending on the location of the lead). Once the work is complete, you need to have a re-inspection done and the inspector takes dust wipes and sends to to an independent lab for testing. If they come back clean, you get a lead certificate. If they fail, the deleader needs to re-clean the unit and another set of wipes need to be taken. No one can be in the unit during the process, so the best time to have it done is now before you rent it. If there are tenants in the unit, you are responsible for putting them up in a hotel during the process and it also creates more labor for the deleader (moving and covering all the furniture int eh unit, then cleaning it all , then putting it all back).

Your now thinking "How much to delead?" Well, I can't answer that without a lead inspection to see what needs doing. If the windows have lead paint on them, they need to be replaced. If the doors have lead paint, they need to be replaced. Cost will vary greatly depending on what has lead. I've done units for as low as $1500 and others as high as $6000. That's per unit, count the exterior/common area as a separate unit, so if you have a 2 family, there's 3 units. Each one of the 2 apartments and the exterior/common areas.

You don't have to do all the units but you will have to do the exterior/common and the rental where a family will live. If you're living in it, even if you have a child under 7, you don't need to do that unit. The law only says rentals, not your own. If one unit is occupied and there's no children, you don't have to do it. You only have to if there's kids under 7, so eventually you will, but you can do it piecemeal.

Again, message me the address and I'll check the database for you and let you know if it's been inspected.

Derreck

Nicholas Cook · Answer

@Michael Zack I wouldn't test the property unless it will impact your painting plans.  As Lee indicated above, simply provide residents with a lead based paint disclosure and the associated pamphlet from the EPA.

If you have a lot of peeling paint you will want to address that so that chunks of painting are not landing on the ground or easy for someone to ingest e.g. children.

Lee L. · Answer

@Michael Zach Have them sign the lead paint disclosure

Derreck Wells · Answer

Michael, yes, an inspection is the first step in the process. I strongly recommend Anderson Lead Inspections.  He's very owner friendly and doesn't try to create problems where there shouldn't be a problem. Once he inspects, you forward the report he issues to a deleader for an estimate.

Nicholas Cook · Answer

@Michael Zack, testing matters because there are rules for working on homes with lead based paint. The procedures you must follow differ significantly for homes with lead paint versus homes without. If your property was built prior to 1978 it likely has lead. This means you will want to follow federal rules around painting a home with lead.

https://www.epa.gov/lead/renovation-repair-and-painting-program

Jim Adrian · Answer

• The epa website has a big section on lead paint.  I would review this.

Michael Zack · Answer

@Derreck Wells Thanks for the feedback Derreck. I was able to confirm from the online database that the unit that I'm living it was tested and deleaded. However, there is no record of the downstairs unit being tested and deleaded. So, any home built before 1978 needs to be deleaded before renting to a prospective tennant? And I should get the lead inspection before doing any patchwork and painting, right?

Derreck Wells · Answer

Here's the regulations that need to be followed in MA...

DELEADING AND LEAD-SAFE RENOVATION REGULATIONS

Michael Zack · Answer

@Nicholas Cook How would testing the property impact my painting plans? My plan was to patch up the holes that are in the walls, sand, prime, and paint. If I can provide a lead disclosure as Lee mentioned, then I guess there is no reason for me to test for lead.

Test for lead paint?

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