Expert Tips for Passing Your MDE Lead Inspection with Flying Colors!
- Alex Failaev
- Aug 10, 2023
- 4 min read
The safety of a property isn't just about its structure or location; it's also about the materials used within it. One of the most common hazards in older properties is the presence of lead paint. This article dives deep into the intricacies of managing lead paint in Maryland, offering insights from a top MDE licensed risk assessor.
Read the TLDR below or watch the video for more insights and information.
The Role of a Lead Risk Assessor
Being an MDE licensed risk assessor is not a position one steps into overnight. This role requires an individual to start as a visual inspector and gain at least a year's experience as an inspector technician. Once they progress to the role of a risk assessor, their responsibilities intensify. They're not just collecting dust samples like visual inspectors; they confirm the presence of lead paint and guide on its mitigation.
The Lead-Based Paint Survey Process
Conducting a lead-based paint survey means examining every painted surface inside and out. After this thorough examination, a detailed report is provided. For landlords, this means receiving a lead-free certificate from the state of Maryland if their property is verified as lead-free.
This lead-free certificate is a badge of assurance. It not only registers the property as lead-free in the state database but remains with the property even if sold. If a report instead of a certificate is produced, it must be transferred to the next property owner upon sale.
Thanks to the Maryland Department of the Environment's (MDE) new online portal, all certificates and associated data are digital. This ensures easy accessibility of all essential information about the property's lead status.
Lead-Free vs. Full Risk Reduction in Maryland
In Maryland, there are two main certifications for lead paint safety: lead-free and full risk reduction.
Lead-Free Certification:
• Definition: Confirms a property has no lead-based paint.
• Testing: Involves thorough inspections using XRF technology or paint chip samples.
• Duration: Permanent; remains regardless of property ownership changes.
• Advantages: No need for regular lead inspections and serves as a selling point for properties.
Full Risk Reduction:
• Definition: Indicates that interim measures have been taken to reduce lead exposure risks, but property might still contain lead.
• Steps: Visual check for chipping paint and dust sample tests.
• Duration: Temporary; re-inspections needed every one to two years.
• Advantages: Allows landlords to rent properties with reduced exposure risks and is a cost-effective alternative to complete lead paint removal.
Both certifications aim to ensure resident safety, but they differ in their level of assurance and requirements.
Mitigating Lead for Property Investors
For property investors, the lead-based paint survey is crucial. Known as an 'XRF pre-shoot', the process involves walking around the property, testing surfaces, discussing findings, and taking notes. This hands-on experience helps investors make informed decisions about potential purchases.
When renovations are imminent, especially for larger landlords, marking all lead-based components is crucial. By identifying and eliminating these hazardous materials, property owners ensure the safety of their tenants and the value of their investment.
Lead Abatement Techniques
Lead abatement isn't just about identifying lead but effectively removing or encapsulating it. Abatement is achieved either by replacing the component containing lead or enclosing it behind a durable barrier that lasts over two decades. This barrier, whether it's vinyl siding or another carpentry solution, should be securely fastened and sealed to prevent any lead dust from escaping.
Lead Inspection for Landlords
Landlords need to be especially vigilant. Full risk reduction dust wipe inspections, limited lead-free, and lead-free certificate services are essential. If you possess a limited lead-free certificate, be wary of the re-inspection dates. Missing these could mean redoing the entire certification process.
In addition to standard inspections, handling Housing and Urban Development (HUD) projects requires understanding unique guidelines. With ample HUD funding available for rehab projects, understanding when full abatement is necessary, especially for projects exceeding $25,000, is essential.
Staying Compliant in Maryland
For property owners in Maryland, staying compliant with lead paint laws is non-negotiable. When purchasing a property, always check its age and lead certification status. If intended for rental, the property must be registered with MDE within a month of settlement.
For properties built before 1978, all paint, even if not lead-based, needs to be in impeccable condition. Any deterioration must be addressed immediately. This includes ensuring there are no paint chips on the ground, as these can contaminate the soil.
Local municipalities cannot issue landlord licenses without a lead paint certificate for those with a landlord licensing system. This compliance ensures the safety of tenants and maintains the property's value.
The Future of Lead Detection
The introduction of the Skyapps X550 Lead Analyzer has revolutionized lead detection. This device, free from radioactive components, delivers results in mere seconds. With tools like this, the future of lead paint management looks efficient and promising.
What Does it Mean in the End? While a lead-free certification offers a permanent assurance of a property’s safety from lead hazards, full risk reduction provides a temporary yet essential measure to safeguard tenants’ health. For landlords in Maryland, understanding these certifications and their implications is crucial for both compliance and the well-being of their occupants.
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