Wondering what is the cost of lead paint abatement?

[Terrel L. Shields]

Lead is another boogie man that rarely has the terrible impacts of say, lead mining, battery processing, or kids ingesting large quantities of paint. Outside some of the worst old neighborhoods in America where kids, for some bizarre reason, seem to have to munch on paint chips, the level of lead in the average person is much reduced. This apparently is from the removal of lead from gasoline.

 

[Ariba]

Investment in residential income properties where LBP is present (or has been) gets riskier and riskier every year. I've owned several over the years and cities, states and feds have all been tightening down. All it takes is one kid testing high for lead and you're in a world of pain.

If you worry about that you should not be in the rental business.

 

[Vermonter]

If you worry about that you should not be in the rental business.

Then have I got an investment for you!

 

[Ariba]

Then have I got an investment for you

What do have in mind?

 

[Vermonter]

What do have in mind?

Lead covered SFR in Burlington VT $285k!

 

[Bobby Bucks]

Excellent topic. I’m going to follow this thread. The first house I owned was built in the 60s. When I moved out I kept it as a rental for about 15 years and then sold it. It sold to an FHA buyer and had peeling/defective paint and it was a relatively small amount to “fix”. RE gets more litigious every year and removing, covering or encapsulating lead paint will become an even bigger issue as time goes by.

 

[Ariba]

Lead covered SFR in Burlington VT $285k!

I'll think about it.

 

[andrew81]

referring to FHA and lead paint abatement, i like how it mentions not using torches lol idk just always found this silly. there must have been a time gone-by that this was common

i. Lead-Based Paint
Improvements Built on or Before 1978
The Appraiser must note the condition and location of all defective paint and require
repair in compliance with 24 CFR § 200.810(c) and any applicable EPA
requirements. The Appraiser must observe all interior and exterior surfaces, including
common areas, stairs, deck, porch, railings, windows and doors, for defective paint
(cracking, scaling, chipping, peeling, or loose). Exterior surfaces include those
surfaces on fences, detached garages, storage sheds, and other outbuildings and
appurtenant Structures.

24 CFR § 200.810(c) Treatment of defective paint surfaces. For defective paint surfaces, treatment shall be provided to defective areas. Treatment of hazards shall consist of covering or removing defective paint surfaces. Covering may be accomplished by such means as adding a layer of wallboard to the wall surface. Depending on the wall condition, wall coverings which are permanently attached may be used. Covering or replacing trim surfaces is also permitted. Paint removal may be accomplished by such methods as scraping, heat treatment (infra-red or coil type heat guns) or chemicals. Machine sanding and use of propane or gasoline torches (open-flame methods) are not permitted. Washing and repainting without thorough removal or covering does not constitute adequate treatment. In the case of defective paint spots, scraping and repainting the defective area is considered adequate treatment. Treatment of a defective paint surface is not required if such a surface is found to not be a lead-based paint surface by a lead-based paint inspector certified pursuant to procedures of the U.S. Environmental Protection Agency at 40 CFR part 745.

 

[andrew81]

back on topic, i have never read a lead abatement quote. i have been told similar figures of $5,000 to $20,000 depending on the size of the home and if it is exterior only or also interior.

Suppose lead paint is found on the interior of home, how far will HUD make you go in satisfying their standards for abatement? If lead paint is found in one room of the home does that mean that the entire interior paint has to be professionally (by certified specialist) removed and replaced? And if lead paint is found on the interior of the house is the exterior paint automatically called into question by HUD too?

I know of a property rental owner who badly wants to sell a house with lead paint discovered in it (renter's kid chewed on a window sill and county tested positive for lead paint). He claims abatement estimates are between $15-20K on a 760sf house! I'm guessing this has to cover repainting of the entire house inside and out.

 

[Renee Healion]

When lead poisoning was first addressed in regulations, rental property owners in an old mill town I appraised in chopped their 3-4 bedroom unit tenement buildings into multiple 1-bedroom units. They were desperate to avoid renting to anyone with kids 6 or under because if they tested high for lead (everyone has some lead in blood) they would be forced to remediate.

Since then, most other owners have pulled off the original painted interior wood trim and replaced windows and doors. Some but not all replaced plaster with new drywall, or covered it. Children may chew chips because lead is sweet tasting but I think that is a canard. Dust is the bigger threat as the mechanical action of wood-frame windows generates paint dust. Also, kids play outside and dust from exterior paint failing or being scraped in soil is another source.

States vary. For example, at least in the beginning in CT you could encapsulate it but in a nearby state you had to remove it.