Lead-Based Paint Inspections / Limited Paint Testing

A lead based paint inspection is a surface by surface investigation to determine the presence and location of lead based paint on pre-1978 residential properties or child occupied facilities and providing a report that explains the result of the investigation.  A lead inspection is designed to answer two questions: "Is there lead-based paint (LBP) present in the housing unit?" and "Where is the lead-based paint?" The inspection involves operating a hand held device known as an X-Ray Fluorescence analyzer (XRF) and/or taking non-destructive samples of all painted building materials. The paint is analyzed for lead concentrations and compared to the EPA threshold for lead based paint which is 1.0 mg/cm2. A Final LBP Inspection Report identifies all surfaces with lead-based paint but does not provide the consumer with information about the condition of the paint, the presence of lead contaminated dust or soil, or options for controlling any hazards found. Any surface coating or that contains lead equal to or greater than 1mg/cm2 or 0.5% by weight is considered to be lead based paint (LBP).  These surfaces must be carefully monitored for deterioration.  If these surfaces are to be disturbed than all workers must follow appropriate regulations to ensure that building occupants are not exposed. 

A lead paint inspection is most appropriate for property owners who need to know where lead-based paint is located, such as in the following situations: 

  • People considering renovation, remodeling or demolition work that would disturb painted surfaces and may generate lead dust hazards unless proper precautions are followed. 
     
  • Home sellers desiring specific information about lead for marketing purposes. 
     
  • Home buyers or renters who want to know how much lead paint is present and its location (or who feel strongly that they want a home that contains no lead-based paint). 
     
  • Rental property owners seeking exemption from the federal lead disclosure requirements by demonstrating that a specific property does not contain lead-based paint. 
     
  • Rental property owners who might need or desire documentation about lead-based paint for insurance, financing, or other reasons. 
     
  • Those facing a state or local requirement to abate all lead-based paint.

There are two types of lead paint testing services that T&L offers as detailed below:

Lead Based Paint Inspections

Lead based paint inspections performed in single family housing would require all painted surfaces on a property to be analyzed and recorded.  In child occupied facilities only areas to the extent defined for child use would usually be tested for lead based paint unless the entire building owner requests otherwise.  In multi-family housing (depending on the age and number of units) only a percentage of the units, common areas, and building exteriors would be tested and recorded.  Federal, state, and local laws may require lead based paint inspections for certain properties.

 

Limited Paint Testing

Limited paint testing is a service offered to building owners or renovation contractors which allows the lead inspector to only test a limited area, room, or certain building components for the EPA Renovation, Repair, and Painting Rule (RRP).  This regulation is designed to ensure that building occupants are not exposed to unsafe levels of lead dust and that renovation contractors follow lead safe work practice standards.  Because all surfaces would not need to be tested this type of testing is usually cheaper than a full lead based paint inspection.