Frequently Asked Questions

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We cannot guarantee that your home does or does not have lead-based paint present until we arrive on-site for an inspection and use our XRF gun to check. However, we can say the following based on our experience:

· Most homes built before the early 1940s have a great deal of lead-based paint present unless there have been major renovations since then.

· Properties built after that period typically are free from lead-based paint on the interior unless they have original wood windows.

· Properties built after the mid-1960s are typically free from lead-based paint on the exterior unless they have original wood windows.

If there is lead-based paint present, it’s typically in moldings, like those found around original windows, window casings, door casings, baseboards or staircases. Lead-based paint is not typically found on the walls. If lead-based paint is located on the exterior, it will often be in every exterior component. 

There are three ways to make an interior or exterior component lead-free:

1. Replace it. 

2. Strip it.

3. Enclose it with a rigid material that is mechanically fastened. In Maryland, enclosure is a valid method for removing lead-based paint. In Washington, D.C., it is not considered valid.

Painting over a surface does not make it lead-free. 

While it’s easy to remove the first 95% of the component, the last 5% is incredibly difficult and will almost always still test positive. Stripping is only the best removal method in specific settings, like when lead-based materials are found in a historic home. If you do strip, you should have the area re-inspected before you repaint.

Lead Free certificates indicate that a property has no lead-based paint present on the exterior or interior of the property. No additional inspections will ever be needed. 

Limited Lead Free certificates mean that the interior is free from lead-based paint, but lead-based paint is present on exterior areas or in common areas. This property will need to be inspected again every 2 years. 

XRF guns use X-rays that penetrate beneath approximately 50 layers of paint, but not through substrate material.

There are two phases of this inspection that you must pass:

1. No chipping, peeling or flaking paint can be present inside the property, including the outside basement.

2. Dust swipes are taken from the property. Why do dust swipes fail?

a. The presence of original wooden windows. We have to take a swipe from the window well in every room with a wood window, and many window wells are not cleaned on a regular basis.

b. Unfinished basement floors are hard to clean, particularly if they are concrete. In general, we recommend painting concrete floors after removing as much dust as possible.

c. If you just finished a renovation or rehab project, there is lead dust everywhere. You must clean the property thoroughly to pass a dust swipe test. For more information, click here

Every landlord needs to complete the following four steps to maintain compliance:

1. Obtain a valid lead paint certificate. 

2. Register the property with the MDE (Maryland Department of the Environment) and renew registration on an annual basis. 

3. Give tenants the Maryland Notice of Tenant’s Rights pamphlet and EPA brochure, and ask them to sign that they received both. 

4. Every two years, have tenants resign to indicate that they have both pamphlets. 

Rental properties built after 1978 are exempt from registration. If the property was built before 1978, you can waive the registration fee if the property is lead-free or limited lead-free. 

We accept cash, credit cards and checks. 

Payments are due at the time of inspection. After the first inspection, we will bill you and payment is due within 30 days of invoicing. 

No, we assess the property and will tell you which inspection is most appropriate before starting the inspection. That does not cost a second inspection fee. You will only be responsible for paying for the inspection.

If you choose to do so, individual units can be certified individually depending on which inspection they pass.

If you are looking for a Lead Free certificate, you should contact us as soon as possible. It’s best to do an inspection while the property is being renovated so that we can identify any work that will be needed before project completion. We can give you a list of things that need to be abated, and we will re-inspect the property free of labor charge. 

Exterior waivers are available for Full Risk Reduction certificates from November 1-April 1, and the waivers expire on April 30. We release waivers if:

· The property is re-inspected by April 30.

· You submit a supervisor statement to us that is signed by an MDE-accredited lead paint maintenance supervisor. The supervisor must have MDE accreditation and not merely EPA RRP accreditation.

We do not charge to release waivers. Exterior waivers for Baltimore City property owners are no longer allowed. If the property is in another county, you must get approval from the housing official. If you do not have an MDE-certified contractor to abate defective paint on the exterior of the property, the only other way to receive a valid certificate beyond April 30 is retaking the dust swipes.

MDE-accredited contractors must be utilized to perform lead paint abatement on Maryland rental properties. EPA RRP-accredited contractors must be used to do renovations and repairs on residential properties built before 1978.

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