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#270889 - 01/23/09 12:17 PM Lead Paint Inspections
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7564
Loc: Vermont's North-East Kingdom
I am about to go out looking for an Inspector to perform a Lead Paint Assessment on a 1925 1800 Sq Ft House and was curious what the rest of the country has experienced for Fees to have these inspections performed.

The last similar Inspection I arranged was for a 4 Unit Apartment House of about 3600 Sq Ft and it cost the Seller $1100. The Inspector took the Seller's Credit Card and charged it long before setting the Appointment . . . . which then took 5 weeks.

Typically, if Buyers have real serious concerns about Lead, I guide them to more recent construction where it isn't an issue. Despite the age of our housing stock, we don't have an abundance of trained Lead Hazard Inspectors, so I'm thinking the few that exist can command a Premium Fee.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#312878 - 11/07/09 03:11 AM Re: Lead Paint Inspections [Re: Vermont]
BusinessJohn Offline
Member

Registered: 11/05/09
Posts: 65
Loc: Atlanta, GA
Why is an inspection needed when it can be assumed that a building of that age does in fact have lead paint?
_________________________
John Marion
The Agent Who Buys Houses

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#312903 - 11/07/09 12:09 PM Re: Lead Paint Inspections [Re: BusinessJohn]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7564
Loc: Vermont's North-East Kingdom
I would imagine that the Inspection will reveal the degree of mitigation required to condition the property for habitation, or the manner in which so-called "Essential Maintenance Practices" should be followed.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#313106 - 11/09/09 03:26 PM Re: Lead Paint Inspections [Re: BusinessJohn]
REODayton Offline
Major Contributor

Registered: 07/27/06
Posts: 3720
Loc: Dayton Ohio
Originally Posted By: BusinessJohn
Why is an inspection needed when it can be assumed that a building of that age does in fact have lead paint?


It is assummed that its present but to some it is a real danger. I listed a property that had to have all the lead removed from it. It was a VERY expensive process. The couple recieved a state grant though that covered most of the costs.

Their son had a disorder in which his body craved lead? He would lick and chew on the old old base boards, windows, etc. At first they thought it was a mental disorder, but its a rare medical condition. Where I come from kids are tested for lead levels at their 3 year check-ups.

I've had buyers state that they do want to run a lead test, when they hear the cost of doing so, they decide they can live with the knowledge that it may be present so dont be licking the walls.

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#326662 - 02/12/10 04:14 PM Re: Lead Paint Inspections [Re: REODayton]
Caoimhin Offline
Member

Registered: 04/16/08
Posts: 36
Loc: Bailey
Good morning, all!

The disorder that REODayton is referring to is known as “pica.” Children with this psychiatric disorder are at increased risk for plumbism.

An interesting myth is that lead paint is banned. Lead paint is not banned, and can be found in an house that was built in 2009. When I was an adjunct professor at a local community college, I conducted a lead inspector’s course. As part of the course, I set up a lab where the inspectors had to evaluate various walls. To get lead based paint on the walls, I just went down to the local hardware store and asked for a couple of gallons of lead based paint, and applied to the walls.

So, although it is not likely that you will find a building contractor applying LBPs to new construction, it is also not true to say that just because the house was constructed after a specific date, it does not contain any LBPs.

Cheers!
Caoimhín P. Connell
Forensic Industrial Hygienist
www.forensic-applications.com

(The opinions expressed here are exclusively my personal opinions and do not necessarily reflect my professional opinion, opinion of my employer, agency, peers, or professional affiliates. The above post is for information only and does not reflect professional advice and is not intended to supercede the professional advice of others.)

AMDG

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#326907 - 02/14/10 08:10 PM Re: Lead Paint Inspections [Re: Caoimhin]
Hello33 Offline
Member

Registered: 01/20/10
Posts: 32
Loc: San Fran
[quote=Caoimhin]Good morning, all!

The disorder that REODayton is referring to is known as “[i]pica[/i].” Children with this psychiatric disorder are at increased risk for plumbism.

An interesting myth is that lead paint is banned. Lead paint is not banned, and can be found in an house that was built in 2009. When I was an adjunct professor at a local community college, I conducted a lead inspector’s course. As part of the course, I set up a lab where the inspectors had to evaluate various walls. To get lead based paint on the walls, I just went down to the local hardware store and asked for a couple of gallons of lead based paint, and applied to the walls.

So, although it is not likely that you will find a building contractor applying LBPs to new construction, it is also not true to say that just because the house was constructed after a specific date, it does not contain any LBPs.

Cheers!
Caoimhín P. Connell
Forensic Industrial Hygienist
www.forensic-applications.com

[size:8pt](The opinions expressed here are exclusively my personal opinions and do not necessarily reflect my professional opinion, opinion of my employer, agency, peers, or professional affiliates. The above post is for information only and does not reflect professional advice and is not intended to supercede the professional advice of others.)

AMDG [/size] [/quote]

That is very interesting, thank you. Just do not eat the paint right?!

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#326961 - 02/15/10 03:29 AM Re: Lead Paint Inspections [Re: Hello33]
Caoimhin Offline
Member

Registered: 04/16/08
Posts: 36
Loc: Bailey
Hello “Hello33”

Actually, the problem is that the lead can enter the body in a variety of ways that don’t involve just eating the paint. For example, in houses with lead based paints, the paint may slowly chip off, or may be slowly eroded by, say, a curtain brushing against the wall, or other seemingly minor mechanical erosions. In turn, that paint gets ground into the carpet and spread throughout the house is extremely small quantities.

However, it is extremely small quantities that are of concern to us. Lead is measured in blood in units of micrograms per 100 mls of whole blood (called a deciliter - dl). Just 2 milligrams of lead in a child of about 2 years old weighing in at about 12 kg body weight results in a blood lead concentration of 20 µg/dl of whole blood. How small is this? Imagine taking a single aspirin and dividing that aspirin into 190 pieces. Take one of those pieces and divide it into 30 more pieces, and distribute those pieces into the carpet where it remains for one month to be ingested by a toddler paddling around on hands and knees. That tiny amount would result in a total blood lead of 20 µg/dl of whole blood.

Now when we consider that the oral route is just one route of entry into the child's system, along with inhalation of small quantities, we see that the problem is not just one of eating lead based paint. But rather, the problem is the inability of being able to control small amounts of lead from becoming ingested and inhaled through a variety of routes.

The best was to prevent the introduction is to limit the presence or the pathways from source to recipient (child). Thus the need for LBP mitigation in some circumstances.

Cheers!
Caoimhín P. Connell
Forensic Industrial Hygienist
www.forensic-applications.com

(The opinions expressed here are exclusively my personal opinions and do not necessarily reflect my professional opinion, opinion of my employer, agency, peers, or professional affiliates. The above post is for information only and does not reflect professional advice and is not intended to supercede the professional advice of others.)

AMDG

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#334174 - 04/08/10 05:47 PM Re: Lead Paint Inspections [Re: Caoimhin]
Restrain Offline
Junior Member

Registered: 04/08/10
Posts: 5
Loc: DFW area
Remediation now has to be done by certified experts. No more calling in the local handyman to sand it off. Expenses just jumped through the roof.

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#334478 - 04/12/10 11:58 PM Re: Lead Paint Inspections [Re: Restrain]
Dave23 Offline
Member

Registered: 02/19/10
Posts: 164
Loc: New York
What hardware stores carry lead based paint???
I've been a contractor for 20+ years and couldnt tell you the last time I've seen any of it, not that I was really looking for it but seeing how concerned they even are with VOC's now, I would be amazed if they still sold lead paint.

Most times scraping and sanding of peeling and chipping lead paint and then re encapsulating it in fresh paint cures most issues.
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WNY Real Estate Investors Facebook Group

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#344866 - 07/22/10 12:08 PM Re: Lead Paint Inspections [Re: Dave23]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7564
Loc: Vermont's North-East Kingdom
Originally Posted By: Dave23
What hardware stores carry lead based paint???

Should be NONE. With the introduction of Latex based paint in 1964, Lead Paint ceased to be produced in 1974 and was assumed to be off the shelves by 1978. So it really should have all been gone BEFORE you even entered the business 20 years ago.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#410831 - 08/02/12 02:24 PM Re: Lead Paint Inspections [Re: Vermont]
Mike Yard Out Offline
Junior Member

Registered: 12/22/11
Posts: 4
Loc: California
Some people mistake oil based paint for lead in stores possibly?

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#411224 - 08/13/12 05:10 PM Re: Lead Paint Inspections [Re: Vermont]
slcagent Offline
Member

Registered: 05/11/12
Posts: 37
Loc: Salt Lake City, UT
$1100 seems a little steep to me, but then I have never had a client who wanted to do one.
_________________________
Salt Lake Condos for Sale

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#411239 - 08/13/12 09:27 PM Re: Lead Paint Inspections [Re: slcagent]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7564
Loc: Vermont's North-East Kingdom
Originally Posted By: slcagent
$1100 seems a little steep to me, but then I have never had a client who wanted to do one.
I posed this question over three (3) years ago; but I'd still be interested in what people are paying for these inspections elsewhere in the country.

My Buyers decided to forego the lead paint inspection in 2009, and broke their habit of chewing on the woodwork.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#411790 - 08/24/12 09:23 PM Re: Lead Paint Inspections [Re: Vermont]
Inspector Darrul Offline
Member

Registered: 08/14/12
Posts: 33
Loc: Detroit, Mi
There are not a lot of lead hazzard inspectors, and that's not because it is hard to become one, because all you have to do is take a class that holds 8 credit hours of lead safety practices. 2 hours have to be hands on training, then send in an application to the EPA with $300.00 bucks and your a certified lead inspector or Renovation, Repair, Painting Certified (RRP). Now this is the reason thete is so few lead hazard inspectors; THE EQUIPMENT COST A MINIMUM $20,000. If the home being tested is receiving any government funding the XRF lead analyzer machine MUST be used. There are some schools and large companies that rent out the equipment for around $500-$600 bucks, that's why in turn the inspector has to charge the client a high fee. Plus they can because it's not that many lead hazard inspectors.

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