Issue: 83 Date: February 1, 2003
Do You Do Lead Testing?
How many times do I answer that question in a given week?
No, no, no, no I do not do lead testing.
If a home inspector answers that he does, you had better do some checking before you recommend the inspector. Even worse, if you recommend that your client purchase a lead test kit and perform their own test, shame on you. Not only may you contribute to the injury of your client and their family, you may be creating a future problem for yourself.
In February 2001 Issue #32 of this newsletter was about Lead Based Paint. I have labored over dealing with this issue again. It appears, however, that many Realtors don't have a clue how to handle this issue and others must be confused because they keep asking the same question. Do you do lead testing?
Lets begin by making a simple statement: There are very few people or companies in the state of North Carolina who are certified by and perform lead testing meeting the requirements of the North Carolina Health Hazards Control Unit of the N. C. Department of Health and Human Services. If they don't, you do not want them in your clients home. Be aware that to perform such a test will cost much more than the pre-purchase home inspection and takes hours, not minutes.
How will you know the difference? Its very simple:
1. They will have a photo ID card showing their certification as an inspector by the North Carolina Health Hazards Control Unit of the N. C. Department of Health and Human Services. As such the testing is required to meet all EPA and HUD regulations.
3. They will not use "chemical test kits" (like the ones you may have recommended to your clients or witnessed a home inspector using) which are not currently allowed by the EPA because they are problematic in that the kits can provide false positive or false negative results.
4. Their test will involve an XRF Lead Paint Analyzer. This machine cost in excess of $10,000.00 and requires training and certification due to its use of a radioactive substance. XRF stands for "x-ray fluorescence" and is a method whereby x-rays from a radioactive source are "shot" against a surface. Depending on how many x-rays are reflected or absorbed, a computer can tell whether lead is present.
5. If they don't use an XRF, their test will involve taking of multiple large 2" x 2" paint samples from each room of the home and the exterior which the EPA requires be sent to a lab that participates in the Environmental Lead Laboratory Accreditation Program
(ELLAP). I am only aware of two such labs located in the state of North Carolina, one in Asheville and one in Research Triangle Park. This is a destructive test and damages the paint in the area where the sample is taken. This is the reason an XRF test may be required to appease the seller.
For a list of ELLAP laboratories or more information call the National Lead Information Center
(NLIC) at (800) 424-LEAD or visit
http://epa.gov/lead.
When dealing with a home which may have lead based paint, please remember, the presence of the paint is not the compelling issue, but the presence of lead based paint hazards is. Learn the difference! Check out my new "Lead Resource" page on the website.
As I did last week on Mold, I have created a Lead Resource page to help you understand and deal with the issue. It would also be a good place to send a client in need of some education on the subject. You will find it at:
http://www.chrisdhilton.com/lead_resources.htm. Check it out, I think you will be pleased.
Thought for the week
Ever wonder why you don't ever see the headline "Psychic Wins Lottery"?
Why then are those phone lines busy making their owners rich?
