Getting The Lead Out

Our presenter, Paul Nygren, is also a specialist we use when lead paint is suspected or in the case of any home that meets the EPA regulations for mandatory testing. He uses a very expensive, XRF (X-ray Fluorescence) analyzer, which is a hand-held instrument capable of seeing through up to 100 layers of paint without any damage to the surface, which also analyzes the material to determine if lead is present, and in what quantity. The analyzer information is then added to a report showing the lead found at each individual spot tested.

The chances of significant lead in your house are not a given, even if your home was built before 1950. However, the EPA’s regulations on potential lead hazards are clear and must be treated with great respect. More widely known as the RRP(Renovation, Repair, and Painting) regulations, It was enacted on April 22nd, 2010 and stipulates that contractors, painters, and all other trades that disturb more than 6 square feet of surfaces inside buildings built before 1978 and 20 Sq. Feet outside, are required to be certified to follow proper procedures to safely control lead dust while performing their work.

Homes built between 1960 and 1940 have a 69% chance of lead in the home.  Prior to 1940, they have an 87% chance.  Homes constructed after 1978 do not have to be tested.

While lead can be found in many building materials, paint, varnish, ceramic tile, plaster, bathtubs, plumbing lines, water, toys, and ewelry are most common. Even older car keys were coatings with a lubricant that contained lead. So, in the days before key fobs, if your baby brother used to entertain himself by sucking on your parent’s car keys that might explain his odd behavior. It’s just a guess. 

The most common rooms where lead could be found are the kitchen and bathroom. Why? Bathrooms often have a lot of ceramic tile as well of course bathtubs, which were made with coatings and materials that contain lead. It was fashionable during the early decades of the 1900’s to use brightly colored paint on one accent wall in the kitchen. Those colors were vibrant and long-lasting because of the lead in them. And of course, it was more expensive than white paint or pastel colors, so it typically got limited use.So, when lead is found it is most often in paint or varnish on trim, doors, windows and some walls, interior and exterior.

When potential clients call us we always ask when the home was built, not because we are collectors of trivia, but because we have to know legally if it is a pre-1978 home that it must be tested for lead. And, of course, it is because we care about the health of our clients and our employees who must be in that environment every day.

You’d be surprised to learn that comprehensive lead testing is not a major expense and is a great way to understand any potential challenges of repairing and maintaining your property. On the other hand, it is comforting to know the areas where there is no lead as well. While the cost depends on the number of rooms/surfaces that are being tested, a definitive report can be generated within only a few days. In some cases where lead is found, it is suggested to just encapsulate it with paint or another building material. Lead abatement (removal) on the other hand, is much more expensive and can only be done by certified/authorized specialists.

Too much? Consider weighing the cost against the value of your own peace of mind for you, your family, and pets. Of course, there’s the resale of your home to figure in as well. Don’t think a certified “passed” lead inspection wouldn’t help the prospects of selling your home? Think again.

The Environmental Protection Agency (EPA) can fine anyone who violates the Renovation, Repair, and Painting (RRP) Rule up to $37,500 per day, per offense. The RRP Rule applies to contractors who disturbs lead-based paint in buildings built before 1978, including housing and childcare facilities. This includes contractors, and property managers.  They are not kidding around. Home Depot was recently fined 20 million dollars for non-compliance.  This is why we require a lead test for qualifying homes before we complete an estimate.

Believe it or not, lead paint was being produced as early as the 4th century BC. Oddly enough, the paint color “white” was very popular among artists and laborers.  Why?  Lead paint was much thicker, denser and offered a very low opacity, which meant you could paint over any color with great success.
Another benefit was the accelerate drying times and a long-lasting finish. One less things to worry about back when construction was much more difficult and labor intensive. Back then, no one suspected what hazards they were being exposed to.  It wasn’t until Medieval times that some started warning against the possible link between lead paint and apoplexy or paralysis.

How much lead was in paint in the early days of its use?  Some estimate up to 70%! Even so, consumers continued to use it well into the 19th century, until the "Lead-Based Paint Poisoning Prevention Act" passed in 1971, which initially banned lead paint in federally funded residential projects, and later fully banned consumer use of lead paint in 1978 through regulations implemented by the Consumer Product Safety Commission (CPSC; this was done due to growing concerns about the health risks associated with lead exposure, particularly in children, from paint chips and dust.

Lead Abatement 

RRP Program 

Common sources of lead in the home