Lead Paint

Lead-based paint in residences poses a health threat to occupants.

Lead was added to paint to improve its durability and drying characteristics. In 1955 the industry adopted a voluntary standard limiting lead content in paint to no more than one percent by weight. This was gradually reduced and lead was eliminated altogether in 1978. Many homes built before 1978 still contain high levels of lead-based paint.

What Should You Do About It?

Many proposals have been put forward, some of which have been as far reaching as the removal of lead based paint in all housing - a multi-billion dollar undertaking.

The Residential Lead-Based Paint Hazard Reduction Act of 1992, (Title X) is a broad approach to removing the risks associated with lead paint in housing. Combined with the Toxic Substances Control Act, legislation requires:

Contractors to assess exposures to lead, provide respiratory protection and protective work clothes, install work-site facilities for cleanup, safety training and regular blood testing

Remodeling contractors to provide owners and occupants with printed information about lead paint before starting work on any house or apartment built prior to 1978

Mandatory disclosure on all real estate transactions and the buyer must be granted time to find out about any potential lead hazard

Certification by 1997 for lead abatement contractors.

What's All The Fuss About?

Approximately three quarters of all homes (over 50 million) built before 1978 contain lead based paint. If left alone and in good condition, this paint poses little risk. If improperly managed, however, lead from paint can threaten the health of the occupants, especially children under 6 years of age. About 1.7 million children have blood-lead levels above safe limits.

Low-level exposure to lead from paint, dust, soil, and the water supply can cause a range of health problems including permanent damage to the brain, nervous system and kidneys. Lead exposure is particularly harmful to pregnant women.

It was once thought that lead exposure was limited to children chewing on window sills and other materials. However, a greater exposure has been observed as a result of remodeling activities. Lead may be present in dust generated by sanding and scraping - often that work conducted by the homeowners themselves. It may also be present in dust simply as a result of the normal deterioration of the paint.

As a result of the elimination of lead from residential paints in 1978, the percentage of children with elevated levels of lead in their blood has declined considerably. However, with still high populations of children with elevated levels of lead and the broader understanding of the opportunity for exposure, more can be done.

What Is Being Done?

On March 6, 1996, the U.S. Department of Housing and Urban Development (HUD) and the Environmental Protection Agency (EPA) issued their final rule for the disclosure of information related to residential lead hazards.

This rule, which went into effect on September 6, 1996 (for owners of more than 4 residential dwellings) and December 6, 1996 (for owners of less than 4 residential dwellings) requires action as listed in the table below.

Sellers and lessors of most residential housing built before 1978 must disclose the presence of known lead-based paint and/or lead-based paint hazards in the housing.

Sellers and lessors must provide purchasers and lessees with any available records or reports pertaining to the presence of lead-based paint and/or lead-based paint hazards.

Sellers and lessors must provide purchasers and lessees with a federally approved lead hazard information pamphlet.

Sellers must provide purchasers with a 10-day opportunity to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead based paint hazards before the purchaser is obligated under any purchase contract.

Sales and leasing contracts must include certain disclosure and acknowledgement language.

Real estate agents must ensure compliance with these requirements.

The regulations envision that home sellers and buyers will include a provision in the sales contract where the home inspection contingency is usually found. That provision, in language similar to the inspection contingency, will be specific to the lead testing opportunity.

How Do You Test For Lead Paint?

There are several ways that lead paint may be detected.

In the field, the most commonly accepted method is through use of an X-Ray Fluorescent lead-in-paint analyzer (XRF). The XRF analyzer is held up to the surface being tested for several seconds. The analyzer emits radiation which is absorbed and then fluoresces (is emitted) back to the analyzer. The unit breaks down the signals to determine if lead is present and in what concentration.

An XRF analyzer is generally able to read through many (up to about 20) layers of paint. XRF analyzers are expensive, and must be used by trained professionals. Charges are often by area (e.g. room) and may run up to several hundred dollars.

A number of home-use tests are available from home supply or hardware stores. Many are reasonably accurate and have enough sensitivity to detect lead concentrations that require action. An evaluation of 8 such kits was reported in Consumer Reports in July of 1995. Small kits for testing a few spots are under $10. However, it is usually necessary to test in a variety of locations. Larger kits are available for between $20 and $30.

Sodium rhodizonate is the most common chemical in home kits. It turns red upon detection of lead in paint. This works well for all paints and surfaces, except red colored surfaces. Sodium sulfide turns black and may be used on red colored surfaces. However, it emits a noxious and toxic gas (hydrogen sulfide) and is more prone to false positive readings (since it responds to other metals as well). Thus, sodium sulfide is best used by a professional. Such testing is not accepted as definitive for regulatory compliance unless the results are confirmed by another method.

What Should You Do If Lead-Based Paint is Detected?

Federal regulations do not require that lead paint be removed. However, many state and local authorities have also developed regulations which may prevail. Check with local environmental and housing agencies in your area.

Usually, paint that is undisturbed and not degrading, even if it does contain lead, is not a hazard. In such cases, removing lead based paint is up to you.

To permanently eliminate the hazard:

remove the paint, dust, or soil, or
replace the lead painted components, or
contain the lead hazard.

Soils can be "contained" by a permanent ground cover.

Painted surfaces may be contained by "encapsulation." A liquid coating (often an acrylic resin) is applied over the paint to form a barrier between the lead based paint and the environment.

Simply painting over lead based painted surfaces does not constitute encapsulation. The lead in surfaces below may still be released through checking, chalking and deterioration of the paint, as well as mixing with the new paint itself. Containment should really be considered only semi-permanent, since future remodeling may reveal the hazard once again.

If permanent elimination of the hazard is not feasible or required, interim controls may be implemented to temporarily reduce human exposure to lead-based paint hazards.

Methods such as special cleaning (dust removal), paint repair (stabilization), access control, ground cover or temporary containment will help address the problem in the short term.

Note that simply vacuuming does not remove lead dust and may, in fact, compound the problem by recirculating the dust in the air. Proper filters must be used on vacuuming equipment to avoid this common problem.

If you do decide to remove the lead paint, HUD and the EPA strongly recommend that you leave it to professionals who are trained in its safe removal and disposal.

Other Lead Hazards

Lead is no longer found in residential paint products. However, commercial paints and coatings may still contain lead, although its use has been declining.

Furthermore, certain imported products may be found to be painted with lead based paint. A recent example are mini-blinds manufactured in Mexico and southeast asia. The paint used on these blinds will degrade or "chalk" under ultraviolet radiation (sunlight). This chalk dust has been found to contain lead in certain instances.

Other hazards in the home exist as well. Lead has been found to leach from plumbing joints soldered with lead containing solder. In older homes, it is best to let the water run for 30 seconds or so to flush away the contaminated water. However, this type of user dependent activity should not be considered a long term solution.

Lead has also been found to leach from bathtubs and other porcelain coated fixtures. If you have small children who bathe daily in an old tub, it would be worth testing the tub. Again, your state may have regulations governing these situations.

More Information

A great deal of additional information is available. The National Lead Information Clearing House , funded jointly by HUD and the EPA (800 424-LEAD [5323] or TDD 800 526-5456 for the hearing impaired) has issued several pamphlets.

There is also an Internet address:
http://www.epa.gov/opptintr/lead

Safety Tip

Elevated levels of lead in blood have often been found in children living in homes that have been recently remodeled. If you have recently undertaken or completed any remodeling, and your home was built before 1978, a simple blood test will provide peace of mind or tell you whether further treatment may be required.

What To Do About Lead Paint