EPA Lead Paint Rules for Pre-1978 Homes

I've been busy with "family stuff" lately, but figure it's about time to post here again. And I've been meaning to get this out.

There's a new issue that is plaguing the remodeling industry and owners of pre-1978 homes who want to remodel:

April 22, 2010 marked the onset of new EPA (U.S. Environmental Protection Agency) Renovation, Repair and Painting (RRP) rules on testing and remediation of lead paint in pre-1978 homes (also schools and child care facilities) to protect children and pregnant women from the dangers of lead paint dust and chips generated during remodeling.

Here's the EPA RRP Rule:

http://www.epa.gov/lead/pubs/renovation.htm

Remodeling contractors all across the nation are in a tizzy over new requirements for training to deal with the new rule. Some have entirely precluded work on pre-1978 homes from their businesses. It's the asbestos thing all over again.

Here's what contractors have to deal with to get certified:

Shawn McCadden's very well presented synopsis (Thanks Shawn)

Do-It-Yourselfers are excluded. This from the EPA site:

"Information for Homeowners Working at Home

If you are a homeowner performing renovation, repair, or painting work in your own home, EPA's RRP rule does not cover your project. However, you have the ultimate responsibility for the safety of your family or children in your care. If you are living in a pre-1978 home and planning to do painting or repairs, please read a copy of EPA's Renovate Right: Important Lead Hazard Information for Families, Child Care Providers, and Schools (PDF) lead hazard information pamphlet (11 pp, 1.1MB). | en español (PDF) (20 pp, 3.2MB). You may also want to call the National Lead Information Center at 1-800-424-LEAD (5323) and ask for more information on how to work safely in a home with lead-based paint."

That doesn't mean that you DIYers shouldn't be concerned or that homeowners should be cavalier about hiring a contractor who doesn't initiate testing as a first action when talking to you about renovating your pre-1978 home.

In fact, you yourselves should spend the money and have the testing done on the room(s) you plan to renovate before talking to contractors. Most pre-1978 homes going back as far as the 1950's will test negative for lead based paint on the INTERIOR of the home. Exterior is another matter (Much more likely to contain lead-based paint unless it has all been removed in the past).

If your kitchen and bathrooms show negative on testing, you can pretty well assume there is no lead-based paint in your home. If they show positive, you should get all rooms tested. If you plan to replace windows or doors or add on, disturbing exterior paint as part of your renovation, you should have those areas tested too.

Here's a Consumer Product Safety Commission info sheet on lead-based paint and testing options:

What You Should Know About Lead Based Paint in Your Home: Safety Alert

I'm sure in a few years we will all settle in with the new rules and things will get comfortable again for contractors and homeowners, but right now is definitely a bit more difficult for both with the new rules. Saving children from lead poisoning or reduced leaning capacity is a valid reason to support the rule, which has been a long time coming.

According to a study published in the New England Journal of Medicine in 1990:

"The persistence toxity of lead was seen to result in signifiant and serious impairment of academic success, specifically a seven fold increase in failure to graduate from high school, lower class standing, greater absenteeism, impairment of reading skills sufficiently extensive to be labeled reading disability (indicated by scores two grades below the expected scores), and deficits in vocabulary, fine motor skills, reaction time and hand-eye coordination."

America's children have enough to deal with these days without the added burden of lead poisoning.

Peggy