All Forum Posts by: Adam A.

@DeWayne Mann Abatement is only required in case of a lead poisoning and an order by the health department. The Toledo lead paint ordinance has 2 steps: 

1. Visual inspection: rental property has to be free of deteriorated paint (chipping, peeling, etc) before 2nd step.

2. Dust wipe: 12 samples taken from window sills, troughs and floors in no more than 4 rooms.

For more information about the Toledo lead ordinance, feel free to join us.   

I've been investing in Toledo for about 12 years and became a lead inspector to help landlords pass the inspection.

Adam Atassi

@DeWayne Mann why do you want to abate?  

Abatement is very costly and it's usually 3x more expensive than regular remodeling.  It has to be done by a special state certified contractor lead and certified workers. 

Toledo has a new lead paint ordinance which will take effect this June 30. The ordinance doesn't require abatement but lead inspection on rentals (1-4 units) built before 1978. 

As the Lucas County Health Department (LCHD) has added a new time ticker countdown to the deadline of the Toledo Lead Paint Ordinance compliance date, there are 4 vital reasons why landlords need to get their rentals in Tier 1 inspected as soon as possible.

1. Financial Sense:
As of right now, most of the Toledo Lead Inspectors are not as busy with prices range around $300 per inspection. However, with more than 12,000 units to inspect these prices will go up as soon as 2018 comes around. By then, landlords have no choice but to rush into a feeding frenzy to avoid the $50 per day penalty as of July 1 2018.

Make sure you contact a lead inspector today!

2. The Experience Factor:
There are about 100 Toledo lead inspectors registered with LCHD today and the vast majority of them are part time. This translates to actual 40-50 full time lead inspectors. Most of these inspectors have not done any inspections at all and they have no experience in the field. The longer you wait, the most likely you'll have to accept the first lead inspector who answers the phone with no experience.

Always ask for references and experience.

3. Inspection Process Probing:
The correct way to inspect a unit takes about 1-4 weeks of planning especially when it's occupied. First, the pre-inspection consultation to point out any lead hazards that will fail the inspection. Second, fixing the lead hazards to pass the visual inspection such as scraping and painting windows. Third, the final cleaning on inspection day. All of these steps have to be coordinated with tenants in mind which takes time.

Talk with your tenants to coordinate lead inspection ASAP.

4. Enforcement:
I hear landlords on a daily basis stating that the city doesn't have the resources to enforce the law. LCHD and Department of Neighborhoods have taken 4 landlords in the last few months to court in regards to lead paint problems.

Fact: Department of Neighborhoods is the only sector in Toledo that makes money due to fines.

As of this post, Due to the increasing amount of inspections being turned in, it may take LCHD up to 60 days to issue certificates.

Adam Atassi

@Erin Hudson I recommend The House Stop in Toledo. Contact Erika Duncan or Angela Harding. They're both REI and licensed rental property managers.

Adam Atassi

@Engelo Rumora very nice and generous of you. Keep up the good work in Toledo and beyond.

It's better to give than to receive!!

Adam Atassi

@Ryan Steed Contact Angela Harding or Erika Duncan at The House Stop.  I would have also recommended @Engelo Rumora or @Rebecca Cirisan at Ohio Cash Flow or List and Sell.  However, I'm not sure if Engelo has changed his mind about accepting new non-investors to manage their properties. 

Adam Atassi

@Andrew Fidler: Yes. Watch out for Linda Labbe. Click here.

Be careful of this scam/Linda Labbe 

@Zachary Martin OWE is a very spotty area and mainly only a couple blocks are good to live as a primary resident. Any renovation has to be done according to a specific historical code. For example, you can't replace wooden siding and windows with vinyl which is a constant maintenance. 

A lot of houses in OWE have leaded glass which is a problem in passing lead inspection. This area is listed in Tier 1 of the new Toledo Lead Ordinance which must comply before June 30 2018.

Adam Atassi   

@Poorya K. Zip codes depend on your budget and your cap rate.

Adam Atassi