EPA "lead paint certified" electricians, drywall, plumbers?

Question

I was wondering, since this new EPA lead paint law has gone into effect, have people had luck using/finding tradespeople who have this certification for work on pre-1978 houses?

I am thinking of making an offer on a house that has a Federal Pacific panel (which would need to be replaced). I'm not sure if I need to use a "lead safe certified" electrician to do this, since part of the drywall will have to be cut out to remove the old panel, or whether I can use the electrician I normally use.

Joel Owens · Answer

For many contractors and investors it's "out of sight and out of mind".

They play stupid.

The cost they save on not doing it they will play stupid if they get caught and then negotiate the penalties.

It's kind of like when an oil company back in the 80's would save 10 million doing illegal dumping and when finally caught would pay only 2 million in fines so they kept doing it for awhile until the penalties were so harsh there was no benefit anymore.

Do you think asset managers on REO's,or uncertified contractors, or listing brokers will mention this stuff to buyers??

Many won't.The extra costs will reduce the purchase price which complicates it more for everybody.I am not debating the morality or ethics of it just saying real world what I am still seeing going on.

Banks are the worst.I have a friend who does property preservation with his own company.Banks want him to go and cover things up in Atlanta for mold,lead and everything else.He tells them they need protective gear to enter and the cost and they say just mow the yard and winterize and trash it out and that's it.

Many times the banks have him go around to give bids but the bank never does work they just have to show they got bids from people.

So it's ALWAYS about the money.

Chris Martin · Answer

Bienes, to answer your question regarding "...luck using/finding tradespeople who have this certification for work on pre-1978 houses..." I've actually seen the opposite. Maybe it's because I am RRP certified, but many trades people I've talked to are still unaware of the regulations. Not much has changed (IMO) since I posted on this other BP thread about lead. It's worth a re-read... lots of good stuff... and good points by Steve Babiak.

Ed O. · Answer

It would be foolish to test if you were not going to remove more than the maximum amount of painted surface. If you hit lbp, then you're obligated to disclose it. I haven't hit it yet, the units I have worked on were built in the 50's and 60's. The older the home, the more likely you will find it.

Chris Martin · Answer

...and the rules only apply if there is lead present in the paint that is disturbed. You can check yourself with a LeadCheck swab instant test that you can buy from the big box home improvement stores. From my experience (limited to about a dozen properties tested) lead paint isn't in the drywall paint, but may be in trim paint (windows and doors) and occasionally in siding paint a few layers down.

Ed O. · Answer

From the wonderful manual and equally painful bootcamp on this subject that I attended:
If you disturb more than 6 sq. feet inside
or 20 sq. feet outside

of painted surface, you are subject to the work practices requirements.

I really doubt you would disturb that much on a simple electric panel job.

William Sterling · Answer

If the area being removed is larger than 6 x 6 you're supposed to have the certification.

Ed O. · Answer

The class could be summed up real easy. They took content that could be learned in 2 hours, spread it out over 8, and then gave a us a multiple choice test and informed us that if anyone failed, they would "work with them to help them pass" i.e. redo their test on the spot to pass them. I paid $300 and shed a full day of production for it. Brutal. The environmental companies just love this program. They probably grossed 15k for the 8 hour class and had 2 instructors.

Bienes Raices · Answer

Chris, that has been my experience as well. The few times I've brought it up with people it's **crickets chirping** in response. None of the major plumbers/electricians that I know of in Orlando are listed as having this cert. on the EPA's website.

The house was built in 1970, so I thought there was a good chance there was no lead, and I would do the lead test in the hopes that it would come up negative and I could be exempt from the new rules. But that's a good point about the disclosure aspect, though, if it comes up positive. Maybe it's a bad idea to test.

Bienes Raices · Answer

I'm sure that bootcamp was as exciting as watching paint dry. <:)

Chris Martin · Answer

Indeed. Don't make it more complicated than it is. LBP certification, etc.,  appears to be a non-issue in this case.

EPA "lead paint certified" electricians, drywall, plumbers?

Most Popular Reply