What do I need to do if I am Remodeling a Home Built Before 1978?
With the remodeling season about to get underway, there may be some new questions you need to ask this year. First of all, was your home built before 1978? If so, then you have some homework to do. Why is that you say? Well, the answer is simple, Lead Paint.
Let’s start with the facts about the newly changed regulations. In April, of 2008, the Federal Government modified the Toxic Substances Control Act (section 402(c)(3) states that; “On or after April 22, 2010, firms working in pre-1978 homes and child-occupied facilities must be certified renovators and use lead-safe work practices during renovations.” This rule was also revised by the Colorado Department of Public Health and Environment was modified to match the U.S. EPA requirements under lead; Requirements for Hazard Education Before Renovation.
Ok, what does this really mean for me and my project? Quite simply it means that whether you are a Contractor, Landlord, Property Manager, Electrician, Plumber, Painter, Carpenter, or anyone whose work disturbs paint must become an EPA Certified Renovator. Most likely this leaves several questions that need to be answered.
Are there ways to opt-out, or not have to hire an EPA Certified Renovator?
Yes. The rule reads that if you disturb less than 6 square feet of an interior surface, or 20 square feet of an exterior surface you may proceed without the new certification unless the work involves window replacement, demolition, or prohibited practices. The rule also allows homeowners to opt-out if the following are true: the owner resides in the home, no children under 6 years old reside in the house, the house is not a child-occupied facility, no pregnant women reside in the house, no child-occupied facility exists on the property, and the owners signs a written acknowledgement that the Certified Firm is not required to use work practices found in the rule.
Who must follow the 2008 Lead Rules, and can I do the work on my own house myself?
The long and short answer is yes; however, if you are compensated for the work performed in any manner that disturbs paint in a house and child-occupied facilities built before 1978 then the rules apply.
You can do the work yourself but you should contact the state or national EPA office to get a better understanding of the rules that apply to homeowners doing the work themselves. You can contact the national office at 1-800-424-LEAD (5323) or www.epa.gov/lead. The State of Colorado’s office can be reached at 1-303-692-3261 or www.cdph.state.co.us/leadhome.
What does it take to become an EPA Certified Renovator?
To start with, you must take an approved EPA course called “Lead Safety for Renovation, Repair, and Painting.” This course is taught by a certified instructor that covers the EPA’s Renovation, Repair, and Painting Rule (40 CFR 745). The training covers areas such as why lead paint is a problem, the EPA and HUD regulations you need to follow, how to determine if lead-based paint is detected, how to set up and contain dust in the work area, cleanup and disposal of debris, and all of the documentation you need to obtain and keep on record.
What is the likelihood my house contains Lead Paint?
According to a study done by the United States EPA office in March 2008, homes built before 1940 have an 87% chance that lead paint was used, homes built between 1940 and 1960 have a 69% chance and homes built between 1960 and 1978 have a 24% chance.
Why is Lead Paint Dangerous?
Lead gets into the body when it is swallowed or inhaled. People, especially children under the age of 6 years, can swallow lead dust as they eat, play, and do normal hand-to-mouth activities. There is a 50% chance that children under 6 years old can absorb lead into their blood. In adults that chance is only 10%. Lead exposure can cause nervous system and kidney damage, learning disabilities with speech, language, and behavior problems. In adults, high blood pressure, fertility, digestive, nervous system, and memory problems may occur. In women who are pregnant my experience, low birth weight, brain damage, premature births and miscarriages. The symptoms are not always obvious but can include headaches, stomach aches, irritability, fatigue, and joint or muscle pain.
Where can I get more information?
To start with, you can go to the EPA website at www.epa.gov/lead or the Colorado Department of Public Health website at www.cdph.state.co.us/leadhome . Another great resource is www.northerncoloradoremodelers.com. This website was created by the NAHBR of Northern Colorado. This lists different contractors in Northern Colorado who focus all or part of their business on the remodeling industry. There have only been a few classes offered in Colorado for this certification, but several of our members have taken advantage, and can help you with your project. Remodeling your home can be a stressful process, especially now with the revised lead paint requirements. However, with certified and well-trained remodelers you can take the worry of your health out of the equation. I hope the facts presented to you here have not scared you out of your remodel project, but will help make you a more informed homeowner. Good luck with your remodeling projects!
Jeffrey J. Schneider, CAPS, CGR, CGP, Certified Lead Renovator