Get the Lead Out

After years of discussion and debate, the U.S. Environmental Protection Agency has adopted strict new regulations governing the work of remodelers in homes where there’s lead-based paint. The Lead: Renovation, Repair and Painting rules were published in the Federal Register on Earth Day, April 22.

The rules address remodeling and renovation projects disturbing more than six square feet of potentially contaminated painted surfaces for all residential and multifamily structures built prior to 1978, when lead in paint was outlawed.

Why should you care? Because, according to local remodeling pros, adhering to the new regulations will likely add to the cost of renovations. Failing to adhere to the new regulations could earn remodelers fines ranging up to $37,000 per day—and could get your job shut down by EPA inspectors.

How, exactly, the rules will be enforced is unclear. But no reputable remodeler is going to take any chances. In fact, the rules can apply to remodelers, painters, plumbers, electricians—any kind of contractor.

Prohibited work practices are now spelled out—including open-torch burning and using high-heat guns and high-speed equipment such as grinders and sanders unless equipped with a HEPA filter. Also, a cleaning inspection after the work is completed is now required.

Additionally, the rules mandate numerous lead-safe work practices, including posting warning signs for occupants and visitors; using disposable plastic drop cloths; cleaning the work area with HEPA vacuuming and wet washing; and earning cetification through a training course. Many local remodelers have completed the course and are now Certified Renovators and others are scrambling to do so.

No one disputes the fact that lead is a dangerous carcinogen. But professional contractors were already taking precautions prior to the new regulations. In fact, a 2006 NAHB study showed that lead levels in recently remodeled homes were lower than EPA standards, if work areas were wet-washed and cleaned with HEPA-equipped vacuums.

Since existing procedures seemed to be working, some remodelers consider aspects of the new regulations excessive and needlessly costly. Although the EPA estimated that the cost of compliance would range between $35 and $100 per job, indus- try leaders say $1,500 is a more realistic number—and much more for larger projects.

Nonetheless, the rules are on the books and both contractors and their customers must comply with them. The Remodelers Council of the National Association of Home Builders says consumers should verify that the firm they’re hiring is certified and employs a Certified Renovator to be sure the work is completed properly.

Once work begins on a pre-1978 renovation, the Certified Renovator has a number of responsibilities. Remodelers must distribute a Renovate Right brochure to homeowners and ask them to sign a pre-renovation notice. Before work starts, the Certified Renovator must post warning signs outside the work area and supervise setting up containment to prevent spreading dust.

There are exemptions to the rule. For example, very small jobs that disturb less than six square feet on the inside or 20 square feet on the outside need not comply. Or, if the home tests lead free by a Certified Risk Assessor, Lead Inspector or Certified Renovator.

Otherwise, it’s going to cost you more to get the lead out.

The Lowdown on Lead Hazards

More than 4 percent of all children aged 1 to 5 have ele-vated levels of lead in their blood systems. Although lead poisoning can impact people of any age, young children remain the chief risk group for the neurotoxic effects.

Aside from reducing attention span, levels of lead in a child’s bloodstream can lead to reduced intelligence, learning difficulties and delayed physical development. In adults, lead levels in the blood stream can raise blood pressure and increase the risk of stroke and kidney disease.

There are three main sources for lead contamination in the home: paint deterioration due to poor maintenance, remodeling projects that inadvertently release lead particles into the air and drinking water that runs through lead pipes or pipes connected with lead solder.

Lead-based paint poses the greatest challenge. While children can be severely poisoned by eating paint chips that have flaked off of the walls, everyone can be affected by chronic exposure to settled lead dust, which can be ingested through normal hand-to-mouth behavior.

Water damage and excessive moisture contribute most to paint deterioration, as well as other health hazards. They increase the growth of mold, mildew, mites and microbes, which are large contributors to asthma and other respiratory diseases.

Drinking water is also a large source of lead contamination. The Environmental Protection Agency estimates that more than 40 million Americans use water that contains excess levels of lead. The longer water remains in contact with lead pipes or solder, the more lead it picks up. Also, the higher the level of acidity in your water, the more lead it will dissolve.

Lead poisoning is a problem that can be controlled by the homeowner, in most cases. In the case of leaded paint, professionals have been trained to conduct visual maintenance checks and environmental sampling and will know the correct safety procedures for moisture control and lead dust hazards.

Homeowners, in most instances, can control lead pollution in the water supply. Brass faucets can be replaced with steel. Any faucet that hasn’t been used in at least six hours should be flushed. The longer water sets, the more lead it may contain.

In addition, homeowners should allow water to run until it becomes as cold as possible to remove the lead because hot water dissolves lead more quickly than cold water. For the same reason, hot tap water should also never be used for drinking, cooking or preparing baby formula. Experts say that you’re most at risk if you live in a high-rise or a very old home.