Did you know that many homes built before 1978 have lead-based paint?
Lead from paint, chips, and dust can pose serious health hazards. Lead is especially dangerous to children under the age of 6, pregnant women and a developing fetus. Federal law required that Sellers must disclose known information on lead-based paint or lead-based paint hazards before selling a house. Real estate sales contracts must include a specific warning statement about lead-based paint and buyers must be provided the booklet “Protect Your family from Lead in Your Home”. Buyers have up to 10 days to check for lead by having a lead Paint Inspection or Risk Assessment done.
What is a Lead Paint Inspection?
According to Michigan law, a Lead Paint Inspection is: “a surface-by-surface investigation to determine the presence of lead paint and the provision of a report explaining the results of the investigation.” A Lead Paint Inspection will test all painted components, such as windows, walls, doors, siding, etc. to show if that component contains lead paint, and determine how much lead is in the paint. This information is useful if work is done or paint is disturbed on components that contain lead paint. The Lead Inspection Report does not show if the house or apartment is lead-safe. The Lead Inspection Report only shows if lead paint is present. It does not show the presence and location of lead paint hazards. A Risk Assessment identifies lead hazards and makes recommendations for removing lead paint hazards. A Risk Assessment is a separate service. A Lead Paint Inspection and Risk Assessment may be done together, but are not always done. Either a Lead Paint Inspection or Risk Assessment can be used to satisfy the lead disclosure requirements for real estate transactions.
Who can Do a Lead Paint Inspection or Risk Assessment?
A home inspector cannot do a lead inspection unless he is certified by the State as a Lead Inspector or Risk Assessor. The certification status of an inspector can be checked by calling (517)335-9390 or toll-free (866)691-LEAD. This information is also listed on the State website at www.mi.gov/leadsafe.
How is a Lead Inspection Performed?
The individual conducting the Lead Paint Inspection must use lead sampling methods approved by the U.S. Department of Housing and Urban Development (HUD) and/or the U.S. Environmental Protection Agency (EPA). According to State and Federal law, lead detection test kits (usually available at hardware & home stores) including swabs, sticks or liquid drops that turn color when they come in contact with leadcontaining surfaces cannot be used on paint, dust or soil to determine lead content for a Lead-Based Paint Inspection.
The most accurate and non-evasive method of testing is by means of a specialized piece of equipment called an XRF (x-ray florescence) machine that uses x-rays to detect the presence and amount of lead. Building components that are painted, shellacked, varnished, and stained may have lead in them and are tested in a Lead Inspection. Soil, and water may be tested if requested.
PRO-TEC Home Inspections has chosen to no longer carry certification to complete Lead Paint Inspections and Risk Assessments.
Call 800-776-8327 today for more information and referral to Lead Paint Inspection/Risk Assessment resources.
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