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What properties do require a lead paint inspection?

Every property built before 1978 must pass inspection. It is mandated by law and is meant to protect your tenants, but it also protects you, as failure to comply with the law can prove costly. It is a required step to obtain a rental license from the Montgomery County Department of Housing and Community Affairs.

I am confused, what is the difference between a lead free and a full-risk reduction inspection (or visual inspection)?

NOTE: WE DO NOT CONDUCT LEAD FREE TESTING

Lead Free Inspection: it certifies the property for life. One inspection and you are done. It is conducted by a qualified inspector with a XRF gun. The device is applied to all painted surfaces in the property and reads through all layers of paint. If lead is found anywhere, the property fails. You will then have to resort to a full-risk reduction inspection.

The farther your property was built before 1978, the fewer are your chances to pass such an inspection. Also, most inspectors do not carry the XRF gun because of its very high cost and the drastic regulations and norms to keep its radioactive components safe for the public.

WARNING: if you fail such an inspection and decide to sell your property in the future, you will have to disclose that there is lead in the property.

Pros’: Certificate for life. MD compliant.

Con’s: More expensive, few providers, high risk of failing with future disclosure implications.

Full Risk Reduction Inspection: it provides you with a certificate that is only valid for the life of a tenancy. If you change tenants you must pass inspection again.

This inspection is a combination of visual and dust sample testings. Most properties, if well prepared and well kept, pass the inspection. It does not tell you if there is lead or not in the property but it verifies that the property is safe to be lived in at the time of inspection.

Pros’: Very high pass rate. MD compliant. Guarantees that your property is well kept.

Con’s: Has to be performed at every change of tenancy.

Do all properties pass a visual inspection?

Technically, all properties should be able to pass a visual inspection. When they fail, it is because the owner/landlord rushed to request an inspection without following the adequate steps to prepare the property. So carefully review the preparation process and call us if you have any questions.

Remember, we are the good guys, we want to protect everyone and we want you to pass NOT fail. If you are not sure, a property survey may be the right solution for you.

When should the property be inspected?

The property should be inspected every time you change tenants and prior to the tenants moving in. The property should be vacant for the inspection.