Peeling lead based point- cost to cure

[alebrewer]

That is somewhat helpful but peeling , lead based paint has to be scraped down to bare wood, so it would be more , no?

See below from Terry

 

[sputnam]

Here's one:

Homewyse Calculator: Cost to Paint House Exterior

The basic cost to Paint a House Exterior is $2.13 - $4.24 per square foot in January 2025, but can vary significantly with site conditions and options. Use our free HOMEWYSE CALCULATOR to estimate fair costs for your SPECIFIC project. See typical tasks and time to paint a house exterior, along...

www.homewyse.com

Doesn't really matter so long as you have documentation on where you got your numbers from.

Per square foot of painted surface...I think. Not per square foot of living area. BTW, the guy at the paint store says... 1 gallon per 300 square feet of painted surface.

 

[Zoe]

I see this has been discussed on the forum but not recently. When estimating a cost to cure for peeling paint prior to 1978 , what is a credible source to cite for your work file? Have you had problems with HUD over this? How do you estimate your cost to cure?

Don't do the appraisal "as is". Just do it "subject to" the safety hazard. If the lender (client) gives you an estimate from licensed and bonded contractor, then you can do both "as is" and "subject to".

Don't make somebody else's problem your problem.

 

[Zoe]

Your in HUD forum. Don't do it "as is". Do it "subject to".

On your appraisal imagine the problem is gone as of effective date.

 

[Zoe]

Get your final inspection too.

 

[Zoe]

Get your final inspection too. In your condition of appraisal do something like:

"This appraisal is being performed "subject to" the above item(s) being completed and subject to a final inspection by the appraiser. The utilities were on at the time of inspection."

I think FHA appraisals are good for like 6 months. Don't quote me on that.

The borrower may change lenders and FHA will still honor the appraisal with a new lender for a certain amount of time.

It has been a while since I did an FHA. You don't really need to do anything else I think. You don't need to change lender name or anything on your appraisal.

FHA handles that.

 

[Overimprovement]

There is no requirement to scrape to bare wood. The chipping and peeling paint needs to be removed.

I don't believe it needs to be removed. It just can no longer be exposed/seen. Siding over is acceptable. And while it may not be in the spirit of things, I've never seen any kickback from anyone over just sanding a little and painting over.

 

[Terrel L. Shields]

That is somewhat helpful but peeling , lead based paint has to be scraped down to bare wood, so it would be more , no?

Again, with the renovation and insurance book, you can quantify the removal, the priming, and the painting (1, 2 coats whatever) and trim replacement if applicable.

 

[Mile High Trout]

Depending on the amount and height. $25 for a gallon and $10 for a new brush that the owner can use. Just google cost to paint exterior/interior etc. Some site will come up with the number per sq foot or trim cost, etc.

Do extra wood scraping and breath in the dust deep into your respiratory tract. Step all over the paint flakes and track them inside when you're done.

The concept here is; encapsulating paints.

The kicker is the thoroughness of inspection if they use lead paint swabs or not.

The truth is we're exposed to a lot worse things then lead on a daily basis.

Lead paint compliance is a dog and pony show at this point. If you find a home with legitimate lead paint issues you've found that one in ten thousand or more.

Do a manual test and chew on a flake, see if you taste the lead.

 

[Mile High Trout]

Don't do the appraisal "as is". Just do it "subject to" the safety hazard. If the lender (client) gives you an estimate from licensed and bonded contractor, then you can do both "as is" and "subject to".

Don't make somebody else's problem your problem.

Yes words of wisdom.

If in doubt; estimate high with a disclaimer the borrower or seller may be able to source this repair at a lower price. Pad your estimate. Subject to certification of safe lead testing or remediation if necessary.

That's the thing to remember; You're not an expert, at anything, other than appraisal.

The three D's of liability protection; Disclose. Disclaim. ReDirect.