Lead-Based Paint Law in Rental Dwellings

[Homer Wanamaker]

Hello,

My name is Homer Wanamaker with Bay Hill Environmental. As you may already know, the state of New Jersey is implementing a new Lead-Based Paint Law in Rental Dwellings (link below) starting July of 2022.

I wanted to start a discussion to spread the knowledge, help interpret the new law, and field questions property owners may have. 

For your convenience, here is the new law coming into effect: https://pub.njleg.gov/bills/20...

[Homer Wanamaker]

@John M Chludzinski 

Yes, we have multiple portable XRF Guns within our organization to determine lead-paint. 

Regarding costs there are a lot of factors considered but to give you a ballpark idea, here is a brief scenario: Our main office is based out of Cherry Hill NJ, a typical 3 bedroom row-home lead-paint inspection in that area would cost on average $450, however we can service the entire state of New Jersey (North Jersey office in Montclair, NJ). 

Another service we provide is called an "Either/Or" - EITHER the property is Lead-Free (no positive lead-paint components) OR there are positive lead-paint components identified but still safe/habitable lead levels to reside within said unit. 

For this service, we start a lead-paint inspection via XRF Gun for the price (average) $450. If we find lead throughout our inspection, we will stop the XRF Gun inspection and revert to Dust Wipe Sampling to determine if the property is Lead-Safe. Lead-Safe (in Philadelphia) is defined as a unit being identified to have positive lead-paint components within the unit; however, if the wipe samples come back below the legal limit, the unit is determined safe for their occupants. This scenario is determined by the condition of lead-paint and the cleanliness of the unit (remember, we are dealing with dust and paint chips - less dust = lower levels). An Either/Or with positive lead-paint and Dust Wipe Sampling will drop the price to (average) $295. Customer only paying for one of the certificates. 

We cannot speak on behalf of other lead-paint inspection organizations and their services. 

Another issue we are dealing with as an organization is what determines a property Lead-Free in New Jersey. For example, we do a lot of work within Philadelphia and Pennsylvania (both have different standards regarding legal/safe lead-levels). Within Philadelphia, a two-family home at 123 Main Street, unit A completely gutted, renovated, zero lead-paint within the unit and unit B still having positive components of lead-paint, unit A would not be considered Lead-Free because it is a part of the structural being of unit B. This scenario applies to buildings with tens to hundreds of units within the city of Philadelphia. 

Having said that, we are unsure how New Jersey and the DCA is going to define Lead-Free properties. We are expecting to know better once the law comes into effect.