Walk into almost any home built before 1978 and there’s a good chance the walls, windows, and even trim are coated with lead-based paint. At the time, lead paint was considered a miracle material because it was durable, smooth, and long-lasting.
Decades later, we know better, and lead paint is now considered one of the most common hidden health hazards in older homes.
But lead-based paint doesn’t have to prevent you from buying and enjoying an older home. Many decades-old homes have stood strong for generations, but what lies beneath the white of the eggshell can cause problems if not handled correctly.
As the lead paint layer begins to deteriorate, the paint may chip, crack, and emit dust. No one can see this, but everyone can breathe. If you’re looking to begin renovating a historic home in Richmond, VA or purchasing a charming Craftsman home in San Francisco, you may need a lead paint inspection.
How to tell if paint contains lead
If your home was built before neon became popular, lead is more likely to be present.
To be sure, start by looking for signs of wear. Peeling, chipping, chalking, or cracking paint, especially around windows, doors, and baseboards, can be caused by lead paint. Areas with a lot of friction are more likely to release lead particles throughout your home.
If the paint appears undamaged, the risk of lead exposure is low and further testing may not be necessary.
If there are signs that the paint is deteriorating, we recommend having a lead paint inspection to consider next steps.
Hire a certified professional.
A lead paint inspection by a certified lead inspector or risk assessor can use an X-ray fluorescence (XRF) machine or laboratory analysis to inspect all suspect surfaces in your home. This method is used to determine where lead paint is located and how much lead is present. Use an EPA-approved home test kit.
Only a few DIY kits meet the U.S. Environmental Protection Agency’s (EPA) reliability standards, so it’s important to check the officially approved list. Although these home tests may be able to accurately detect lead, they are not as thorough as professional tests. A home lead test will also not give you an advantage in home purchase negotiations.
Note: Non-certified kits sold at hardware stores are prone to false positives or false positives. For official purposes such as buying or selling a home, a professional lead paint inspection is the only definitive option.
How much does a lead paint inspection cost?
Inspecting lead paint typically costs a few hundred dollars, but it largely depends on the amount of painted surface being inspected. EPA recognizes that although there is no fixed fee nationwide, most homeowners can expect to pay between $300 and $500 for a standard lead paint inspection.
Comprehensive testing, including testing for lead dust and contaminated soil, can cost $500 to $700 or more if sampling is required. For larger properties or properties with multiple units, it may exceed that amount.
Is it okay to live in a house with lead-based paint?
Lead paint itself is not the main problem. The only danger is when the paint begins to deteriorate.
Many people are surprised to find out how easy lead management is when they consult an expert. In many cases, you don’t even need to remove the paint, instead focusing on steps to make it stable over time.
The EPA states that if lead paint is intact, it can be safely managed by:
Check regularly for peeling or cracking of the paint.
Keep surfaces clean with a damp cloth or HEPA vacuum to prevent dust buildup.
Avoid sanding, scrubbing, or baking painted surfaces unless you are sure that they are lead-free.
For all demolition and remodeling, we use contractors who are certified lead-safe under EPA’s Renovation, Repair, and Painting (RRP) regulations. Completely removing lead-based paint can be dangerous and cost thousands of dollars, so having the right personnel and equipment is critical.
Can I paint over lead paint?
This is actually a common method of treating lead painted surfaces, known as encapsulation.
Encapsulation is the application of a special durable coating that seals out the lead paint underneath. When done correctly, encapsulation is an effective EPA-approved method to reduce lead exposure. However, new paint must be maintained. When the coating begins to peel, the lead paint underneath is again considered a health hazard.
When should you get a lead paint inspection when purchasing a home?
So, when buying an older home, is it really necessary to spend a fortune inspecting for lead paint? Probably not. If your home was built before 1978, you can test for lead or treat the home as if it had lead paint.
However, many real estate agents will recommend lead testing during the general inspection period if you plan on remodeling in the near future or if you have young children. Disturbing lead paint during renovation can be dangerous, and the risk of lead exposure is more harmful for people under the age of 6.
If you are a seller of an older home, you are legally required to disclose any known information about lead-based paint and provide buyers with the EPA’s Lead Hazards pamphlet. Buyers have up to 10 days to have leads vetted or risk assessed before closing.
But realistically, lead paint doesn’t have to be a deal breaker when buying an older home. In most cases, lead-based paint can be managed through maintenance, care, and even encapsulation rather than removal if necessary. Armed with the right knowledge, you can keep your home looking appealing and safe.
