Update: Lead Paint ’96

What You Need to Know About Lead Testing

Under the new federal lead disclosure requirements, homebuyers are given an optional 10-day period to get either a lead inspection or a lead risk assessment. What's the difference between these two types of tests? When is one more appropriate than the other? Who's qualified to offer these services?

Here are some answers provided by the NATIONAL ASSOCIATION OF REALTORS® and the Alliance to End Childhood Lead Poisoning.

Inspection: Identifies Hazards
A lead inspection determines whether painted surfaces contain lead-based paint. The lead content in the paint is typically measured with a specialized X-ray device called an XRF. Paint with lead levels above a federal threshold is considered lead based.

The final inspection report identifies all surfaces with lead-based paint but doesn’t provide the consumer with options on what to do about it.

An inspection is appropriate when property owners are
· Dealing with a state or local order to abate all lead-based paint
· Considering renovation or demolition work that may disturb painted surfaces and therefore has the potential of creating lead dust
· Seeking exemption from the federal lead disclosure requirements by showing that the property doesn't contain lead-based paint
· Trying to prove for insurance reasons that the property is free of lead-based paint

Risk Assessment: Identifies Hazards and Tells You How to Control Them
Risk assessors identify lead-based paint hazards by visually examining the dwelling, analyzing deteriorated paint to determine whether it's lead based, and collecting dust and soil samples. The report identifies any lead-based paint hazards and provides options for controlling any hazards found.

Risk assessments typically are most applicable when
· Homebuyers want to know whether a home has lead-based paint hazards that would likely pose a risk to their family and what can be done to address lead concerns.
· Insurance providers or lenders require owners of multifamily properties to provide a lead assessment before they can get coverage or financing.
· State or local government requires owners to conduct a risk assessment because a child living in the housing unit has a high blood lead level.
· Parents concerned about their children's lead exposure want to assess whether lead-based paint hazards are present in their current home.
· Owners want to identify the full range of controls for lead-based paint hazards.

Who Is Qualified to Conduct These Tests?
Whenever possible, encourage owners and buyers to hire only a state certified contractor to perform either an inspection or a risk assessment.

Currently, more than 20 states require that inspections and risk assessments be done only by certified contractors. In those states, the local health department can provide you with a list of certified contractors.

Over the next couple of years, most of the other states will be working to create similar certification requirements.
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