Choose Pacific Northwest Inspections Group

Proven Experience

Pacific Northwest Inspections Group has worked with government agencies, military bases, and corporations such as Boeing. This level of experience means we are accustomed to strict compliance protocols and high-stakes environments where accuracy is non-negotiable. Our inspectors deliver precise, reliable results that meet or exceed federal, state, and local standards.

Wide Range of Clients

From large corporations to local homeowners, we bring the same professionalism and rigor to every project. Our background in complex, large-scale projects makes us equally well-suited for detailed residential inspections, ensuring that no matter the size of your property, you get the highest quality of service.

Comprehensive Lead Testing Services

Our team provides more than just basic inspections. Services include:

• Lead-based paint surveys and inspections

• Risk assessments (WA State certified)

• Dust and soil sampling

• Detailed hazard evaluations

This holistic approach ensures you receive a complete picture of potential lead exposure risks in your home or workplace.

Local Expertise

With extensive work across Washington State, we understand the unique challenges of local properties. From pre-1978 homes with legacy lead paint to urban areas impacted by industrial activity, our inspectors know what to look for and where hidden risks may exist.

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Benefits of a Thorough Lead Inspection

Government & Corporate-Grade Quality

We apply the same standards required in military bases and government facilities to your home. That means inspections you can trust, with reporting that stands up to regulatory scrutiny.

Peace of Mind

A professional lead inspection removes guesswork. You’ll know whether hazards exist, where they are located, and how to address them.

Clear Recommendations

If hazards are identified, we provide detailed, actionable remediation steps—ensuring you can move forward with confidence in protecting your family, tenants, or employees.

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Why Lead Testing Is Essential

• Prevalence in Older Homes: Roughly 1.2 million homes in Washington still contain lead-based paint, particularly pre-1978 construction.

• Health Risks: Lead exposure can cause serious developmental and neurological issues in children under six, as well as fertility and pregnancy complications in adults.

• Renovation Risks: Renovations can release hazardous dust if not handled with lead-safe practices.

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Testing Methods We Use

• XRF (X-Ray Fluorescence): Fast, reliable, and non-destructive. Provides immediate results without damaging surfaces.

• Paint Chip Sampling: Lab-based confirmation for specific areas when needed.

• Dust & Soil Testing: Identifies secondary sources of contamination beyond paint.

DIY swab kits may provide quick results but are often inaccurate. For legally defensible, reliable results, professional testing is essential.

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Beyond Testing: Risk Assessment & Mitigation

Not all inspectors can provide risk assessments. Under Washington State law, only certified Lead Risk Assessors can:

• Evaluate lead hazards in detail

• Provide remediation recommendations

• Develop strategies to reduce exposure

Our dual role as inspectors and risk assessors means you receive both accurate testing and expert guidance on next steps.

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✅ Protect your family, property, and peace of mind with the expertise trusted by Boeing, military bases, and government agencies—now available for your home.

Summer Painting Maintenance and Lead Paint Testing for Pre-1978 Homes

Summer is the ideal time for home maintenance projects, especially exterior painting. The warmer, drier weather creates the perfect conditions for paint to cure properly and for homeowners to tackle overdue improvements. However, if your home was built before 1978, you should take special precautions before scraping, sanding, or repainting. That’s because many homes constructed before this time were painted with lead-based paint—a serious health hazard if disturbed.

In this post, we’ll walk you through the importance of summer paint maintenance and why lead paint testing should be your first step before lifting a paintbrush.

HUD housing programs, Housing Authorities, student housing facilities, property management groups, and government-funded housing projects rely on PNWIG-certified inspectors for lead-based paint inspections using XRF technology.

Commercial and residential buildings are required to undergo lead testing prior to renovation, repair, or painting if no prior lead-based paint report is available. XRF (X-ray fluorescence) lead testing is the most accurate on-site method currently available.
Proper lead testing is essential to protect building occupants, contractors, and their employees—especially when working on older structures that may contain hazardous materials.

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Why Summer Is Prime Time for Exterior Painting

Warm, dry conditions make summer the best season for:

• Paint adhesion and durability – Paint sticks best when applied in temperatures between 50–85°F with low humidity.

• Efficient drying and curing – Summer sun helps paints dry faster, reducing the risk of bubbles, cracking, or peeling.

• Surface preparation – Scraping, washing, and priming surfaces is easier and more effective when the weather is dry.

Routine summer paint maintenance helps protect your home from:

• Moisture damage

• Wood rot

• UV degradation

• Fading or chipping paint

• Mold and mildew buildup

But if your home predates 1978, you can't just dive in. First, check for lead paint.

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Lead-Based Paint: A Hidden Risk in Older Homes

The U.S. banned the residential use of lead-based paint in 1978. But homes built before then—especially those from the 1940s–1970s—may still have layers of lead paint beneath newer coats. If this paint is disturbed, it can release toxic dust and chips into your home environment.

Health effects of lead exposure include:

• Brain and nervous system damage (especially in children)

• Developmental delays and learning issues

• High blood pressure and kidney problems in adults

• Reproductive issues and miscarriage risks

That’s why federal law requires lead-safe practices during renovation, repair, and painting (RRP) in homes built before 1978.

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BEFORE you Start - Get a Lead Paint Test

Before beginning any painting or surface preparation, test for lead paint with our Lead Certified Risk Assessor using leading XRF tech. Call us to schedule your XRF lead paint test today.

Seattle / Tacoma – EPA / HUD /

Painting (RRP) Rule requires specific training and certification for individuals and firms performing renovations, repairs, or painting projects in homes, childcare facilities, and pre-1978 buildings where lead-based paint may be present. Here's an overview of the training requirements:

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Who Needs Training?

• Contractors, renovators, painters, and maintenance workers.
• Firms performing work in residential, child-occupied facilities, or schools built before 1978.
• Workers who disturb lead-based paint during their activities.
• Lead Paint Inspectors
• Lead Paint Risk Assessors

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EPA-Approved Training Program:

1. Certified Renovators:

   • Must complete an 8-hour initial RRP training course by an EPA-approved provider.
   • The course includes 6 hours of classroom instruction and 2 hours of hands-on training.
   • Certification is valid for 5 years.

2. Refresher Training:

   • Renovators must complete a refresher course before their certification expires.
   • A 4-hour course is required.
   • Refresher courses can sometimes be taken online (depending on state requirements).

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Certification Process:

1. Attend our EPA-approved training course.
2. Pass the certification exam during the course.
3. Apply for firm certification with the EPA (if working independently or as part of a company).
4. We teach XRF operation and Reporting Software for Environmental Testing

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Firms’ Responsibilities:

• Firms must be certified by the EPA.
• Ensure employees are trained and certified.
• Follow specific work practices to minimize lead exposure, including containment and cleanup

 

To offer work on pre-1978 residential or child-occupied facilities, a firm must be certified by Commerce’s Lead-Based Paint Program. Part of the application process for certification requires at least one certified individual who is associated with your organization.

Training is required to becoming certified

You must receive training to become LBP or RRP certified. whether it is for:

• Renovation, Repair, and Painting (RRP)
  • Remodels
  • Renovations
  • Restorations
  • Asbestos abatement
  • Painting
  • Repairs

Lead Abatement Program: Training and Certification Program for Lead-based Paint Activities (TSCA sections 402/404)

EPA’s Lead-Based Paint Abatement Program regulations provide a framework for lead abatement, risk assessment and inspections. Those performing these services are required to be trained and certified by EPA or an authorized state. Training providers must be accredited and teach approved curricula. States may, upon approval, receive authorization to carry out their own program in lieu of the federal program.

Overview

• Title:Lead; Requirements for Lead-Based Paint Activities in Target Housing and Child-Occupied Facilities; Final Rule (August 29, 1996)
• Tracking numbers
  • Docket number: OPPTS-62128B; FRL-5389-9
  • RIN: 2070-AC64
• Current phase: Final Rule Published

 

Housing Authority Lead Paint Testing: Ensuring Safe Homes for Vulnerable Residents

Washington’s 37 Housing Authorities build homes and run a variety of housing programs that support Washington’s working families, children, seniors, veterans, and people with disabilities.Lead-based paint, once a common feature in residential homes, is a dangerous health hazard, particularly for young children and pregnant women. In many older buildings, particularly those built before 1978, lead paint still lurks behind layers of modern paint, posing a significant risk. Housing authorities, which manage public and low-income housing, have a critical role in ensuring that homes are safe and free of lead hazards. This responsibility includes conducting lead paint testing as part of efforts to reduce exposure and protect residents.

Understanding the Risks of Lead Paint

Lead exposure, even in small amounts, can cause severe health problems, especially in children. The effects of lead poisoning include developmental delays, learning difficulties, hearing problems, and, in extreme cases, seizures or even death. Pregnant women exposed to lead can suffer complications such as premature birth and developmental problems for the baby. Lead poisoning is particularly dangerous because it often occurs without obvious symptoms, and individuals may not know they are affected until significant damage has been done.

Lead-based paint was widely used in homes up until it was banned in the U.S. in 1978. As a result, many older homes, including those managed by housing authorities, still contain lead paint, making it a public health issue that needs to be addressed to ensure the safety of residents.

The Role of Housing Authorities

Housing authorities are responsible for managing affordable housing, often for low-income families, seniors, and individuals with disabilities. Many of these residents are vulnerable to the effects of lead exposure. To mitigate these risks, housing authorities must adhere to strict federal and state regulations regarding lead paint testing and lead hazard reduction in their properties.

Federal and Local Regulations

The federal government has established clear guidelines and regulations to protect residents from lead paint hazards, particularly in public housing. Key regulations include:

• The Residential Lead-Based Paint Hazard Reduction Act of 1992 (Title X): This law requires landlords, including housing authorities, to disclose known lead-based paint hazards in residential properties built before 1978. The law also mandates lead hazard control actions when significant risks are identified.

• EPA’s Lead Renovation, Repair, and Painting (RRP) Rule: This rule requires contractors working in homes built before 1978 to follow specific practices to prevent lead contamination during renovation or repair work. It also mandates that workers be certified in lead-safe practices.

• HUD’s Lead-Safe Housing Rule (24 CFR Part 35): The U.S. Department of Housing and Urban Development (HUD) requires that housing authorities assess and address lead paint hazards in federally-assisted housing. This includes mandatory lead paint testing and remediation if hazards are identified. Testing must be conducted before any renovation or repair in homes built before 1978, and regular inspections are required for ongoing maintenance.

In addition to federal laws, many states and localities have their own regulations regarding lead testing and mitigation, adding another layer of protection.

Lead Paint Testing in Housing Authority Properties

Lead paint testing is a crucial step in the process of identifying and addressing lead hazards in housing authority-managed buildings. There are several methods to test for lead-based paint:

1. X-Ray Fluorescence (XRF) Testing: This is a non-destructive method that uses a handheld device to detect lead in paint. The XRF machine scans the surface and provides immediate results, which can be used to determine the presence of lead. This is a popular testing method in housing authority inspections due to its efficiency.

2. Paint Chip Sampling: In this method, samples of paint are scraped from surfaces and sent to a laboratory for analysis. The laboratory uses chemical testing to determine the amount of lead in the paint. While this method can provide more precise results, it is more labor-intensive than XRF testing.

3. Lead Dust Testing: Lead dust can accumulate on floors, windowsills, and other surfaces, presenting a hidden hazard. This type of testing involves collecting dust samples from various areas in a home and analyzing them for lead content. Lead dust testing is typically done in homes where lead paint has been disturbed or deteriorated.

4. Visual Inspections: A visual inspection may identify signs of lead paint hazards, such as peeling or chipping paint. While this is not a substitute for laboratory testing, it can be an important first step in determining whether further testing is needed.

Testing Protocols and Safety Measures

Housing authorities must follow specific protocols when conducting lead paint testing to ensure the safety of residents and workers. Key steps include:

• Prior to Testing: Informing residents about the testing process and ensuring that they are aware of the potential hazards. In many cases, residents may need to vacate their apartments temporarily while testing is conducted, especially if disruptive testing methods (such as paint chip sampling) are used.

• Paint Sampling must be done with XRF, Swabs are not allowed

• Safety Precautions: Lead testing should be conducted by certified professionals who are trained in safe handling procedures. Protective equipment, including gloves, respirators, and disposable coverings, is necessary to prevent lead contamination.

• Assessment and Reporting: After testing, a detailed report is generated outlining the presence and levels of lead paint, as well as recommendations for remediation. If lead hazards are found, housing authorities must take immediate action to eliminate or control the risks.

Lead Hazard Reduction and Remediation

When lead paint hazards are identified, housing authorities must take steps to mitigate or eliminate the danger. Lead hazard reduction methods include:

• Lead Paint Stabilization: This involves repairing and sealing areas with lead paint to prevent further deterioration and reduce exposure to lead dust or chips.

• Replacement of Lead-Painted Surfaces: In some cases, especially when lead paint is peeling or severely damaged, it may be necessary to remove and replace affected building materials (e.g., windows, doors, and trim).

• Encapsulation: This method involves applying a special coating over lead-painted surfaces to seal in the lead and prevent exposure.

• Cleaning and Remediation: In addition to removing lead-painted materials, housing authorities may need to perform thorough cleaning of surfaces to remove lead dust. This often involves specialized cleaning techniques to ensure that the area is free from harmful lead particles.

Challenges and Ongoing Efforts

While significant progress has been made in reducing lead exposure in public housing, challenges remain. Housing authorities often face budget constraints, which can limit their ability to address lead hazards quickly and thoroughly. Additionally, many older buildings are in poor condition, which increases the likelihood of lead paint deterioration.

However, federal funding and grants are available to assist housing authorities with lead hazard control. Programs like the Lead-Based Paint Hazard Control Program and the Lead Hazard Reduction Demonstration Program provide financial assistance to help reduce lead exposure in public housing.

Furthermore, education and awareness are key to preventing lead poisoning. Housing authorities must ensure that residents are educated about the risks of lead exposure, the signs of lead poisoning, and the importance of regular testing and maintenance.

Lead paint testing is a critical component of the housing authority's efforts to provide safe living environments for vulnerable populations. By adhering to regulations, conducting thorough testing, and taking necessary steps to eliminate lead hazards, housing authorities can significantly reduce the risks associated with lead exposure. In doing so, they contribute to the overall health and well-being of residents, especially children, who are most at risk. With ongoing investment in testing, remediation, and education, the goal of lead-free public housing is within reach.

Why Housing Authorities Require Lead Paint Testing

Housing authorities are responsible for managing affordable housing, particularly for low-income families, seniors, and individuals with disabilities—groups that are disproportionately affected by lead poisoning. Since many public housing buildings were constructed before 1978, there is a heightened risk that they contain lead-based paint.

Housing authorities are legally required to test for lead paint hazards for several important reasons:

1. Federal Regulations and Legal Requirements

The federal government has established stringent regulations aimed at reducing lead exposure in housing, particularly in properties that receive federal funding or are part of public housing programs.

Key regulations include:

• The Residential Lead-Based Paint Hazard Reduction Act of 1992 (Title X): Title X mandates that housing providers—including public housing authorities—disclose known lead-based paint hazards to tenants, especially in homes built before 1978. This law also sets requirements for testing, risk assessments, and remediation when lead hazards are present.

• HUD's Lead-Safe Housing Rule (24 CFR Part 35): The U.S. Department of Housing and Urban Development (HUD) enforces the Lead-Safe Housing Rule, which applies to federally funded housing programs. It requires housing authorities to perform lead-based paint testing in properties built before 1978 before undertaking any renovation or rehabilitation projects. If lead hazards are identified, the housing authority must take immediate action to mitigate the risk.

• EPA's Lead Renovation, Repair, and Painting (RRP) Rule: The Environmental Protection Agency (EPA) enforces the RRP Rule, which requires contractors to be certified in lead-safe practices when working in homes built before 1978. This is especially important when renovations are planned in public housing, as lead paint can be disturbed during such activities, posing risks to residents and workers alike.

2. Protecting Vulnerable Populations

The populations housed in public housing are often at greater risk for lead exposure due to age, health conditions, and socioeconomic factors. Many public housing units are older buildings that may have deteriorating lead paint. Testing for lead ensures that these vulnerable residents—especially children and pregnant women—are protected from the dangers of lead poisoning.

3. Preventing Legal Liability and Compliance

Failing to conduct lead paint testing and addressing hazards may expose housing authorities to legal liability. If a tenant suffers from lead poisoning due to unsafe housing conditions, housing authorities could face lawsuits and financial penalties. Complying with federal, state, and local regulations regarding lead paint testing helps mitigate these risks and ensures that public housing providers meet their obligations under the law.

The Lead Paint Testing Process

Housing authorities must follow a systematic process to ensure lead hazards are identified and properly addressed. The process includes:

1. Initial Risk Assessment and Visual Inspection

Before conducting more invasive testing, housing authorities should perform a visual inspection of the property. This involves checking for obvious signs of lead paint hazards, such as peeling, chipping, or cracking paint. If these signs are present, further testing is required.

2. Lead Paint Testing

Lead paint testing can be conducted using several methods:

• X-Ray Fluorescence (XRF) Testing: This non-destructive method uses a handheld device to scan surfaces for lead content. It provides immediate results, making it a preferred method for housing authority testing. XRF testing can identify the presence and concentration of lead without damaging the property.

• Paint Chip Sampling: In this method, paint samples are scraped from surfaces and sent to a laboratory for analysis. While more labor-intensive than XRF testing, it provides precise data on the lead content of the paint.

• Lead Dust Testing: Lead dust can be found on floors, windowsills, and other surfaces, especially in homes with deteriorating lead paint. Dust testing involves collecting samples of the dust and analyzing them for lead content. It is a crucial part of the lead hazard evaluation process.

3. Lead Hazard Control and Remediation

If lead-based paint is found in a housing unit, housing authorities must take steps to mitigate or eliminate the risk. This includes:

• Stabilizing or Encapsulating Lead Paint: If removal is not immediately feasible, housing authorities can stabilize or encapsulate the lead paint to prevent it from deteriorating further. This may involve applying a protective sealant or paint over the lead-painted surfaces.

• Removal of Lead-Painted Surfaces: In cases where lead paint is deteriorating or cannot be stabilized, housing authorities may need to remove or replace affected surfaces, such as windows, doors, or trim.

• Cleaning and Decontamination: After lead paint removal or stabilization, the housing authority must thoroughly clean the unit to remove lead dust and debris. Special cleaning procedures are used to ensure the area is free of lead contamination.

4. Follow-Up Inspections and Testing

Once remediation is complete, a follow-up inspection should be conducted to ensure that the lead hazards have been effectively addressed. This may include additional testing for lead dust, especially in areas where work has been done.

Legal and Financial Support for Housing Authorities

Many housing authorities may find lead hazard control projects to be costly and resource-intensive. Fortunately, there are federal programs that provide funding to help address lead paint hazards in public housing:

• Lead-Based Paint Hazard Control Grant Program: Administered by the U.S. Department of Housing and Urban Development (HUD), this program provides funding to help state and local governments reduce lead paint hazards in public and low-income housing.

• Lead Hazard Reduction Demonstration Program: Another HUD program that helps fund efforts to reduce lead-based paint hazards in low-income housing, including public housing managed by housing authorities.

These grants and funding opportunities can help alleviate the financial burden on housing authorities, enabling them to meet the legal requirements for lead paint testing and remediation.

Lead paint testing is a critical responsibility for housing authorities, as it directly impacts the health and safety of vulnerable residents. By complying with federal, state, and local regulations, housing authorities can ensure that public housing remains free from lead hazards and provide a safe environment for families, children, and individuals at risk.

The legal framework governing lead paint testing in housing is clear, with mandatory testing, risk assessment, and remediation protocols in place to minimize exposure to lead. With continued awareness, education, and financial support, housing authorities can effectively manage the risks associated with lead paint and create safer, healthier homes for all residents.

Washington State Lead Paint Testing - Pacific Northwest Inspections Group

The importance of lead exposure testing and the differences between an inspection and a risk assessment, especially when it comes to homes with young children or planned renovations. Here’s a breakdown of why both an inspection and risk assessment are crucial:

1. Health Protection: The most compelling reason for having your home inspected or assessed is to protect your family's health. Lead poisoning can cause serious health problems, especially in young children. Even low levels of lead exposure can harm a child’s development, leading to cognitive issues, behavioral problems, and learning disabilities.

2. Old Homes: If your home was built before 1978, there’s a high likelihood it was painted with lead-based paint. Lead-based paint is common in older homes, and it deteriorates over time, creating lead dust that can be ingested or inhaled by anyone, particularly children. Knowing the presence of lead-based paint allows you to take action before it becomes a health risk.

3. Renovation Safety: Disturbing lead-based paint during renovations (such as sanding or scraping) can create lead dust and chips that are hazardous. If you're remodeling, it’s important to know if the paint in your home is lead-based so you can take proper precautions, such as using containment methods and hiring lead-safe certified contractors.

4. Federal Law for Homebuyers: When buying a home, you have the right to request a lead-based paint inspection if the home was built before 1978. This is crucial because, if you are not aware of lead risks before purchasing, you could unknowingly expose yourself or your family to harmful levels of lead, which could be costly to remediate later.

5. Legal Protection for Renters: If you're renting, the landlord may be required to inform you about lead hazards if they know of any. Getting an inspection can ensure you’re aware of any risks, especially if you have children in the home.

Inspection vs. Risk Assessment:

• Inspection: This focuses solely on finding lead-based paint. It's useful if you just want to know if lead-based paint is present and where it is located.

• Risk Assessment: This is a more comprehensive evaluation. It determines not just the presence of lead, but also the extent of the hazard (for example, how much lead is in the dust, soil, or paint) and gives recommendations on how to address it. This is crucial if you're looking for a complete understanding of your home’s lead risks and need specific guidance for remediation.

Ultimately, the decision to have an inspection or risk assessment depends on your specific situation—whether you're trying to buy, sell, renovate, or simply ensure your home is safe for your family. Either way, identifying lead hazards early can help prevent long-term health issues.

Residential and Commercial Pb - Lead Paint Testing

Pacific Northwest Inspections Group Lead Risk Assessors only use XRF for sampling. We can also sample dust and soil.

XRF (X-ray Fluorescence) testing is one of the most reliable and efficient methods for detecting lead in paint. It is commonly used in lead paint inspections due to its non-invasive, rapid results, and ability to analyze multiple layers of paint. Here's an overview of how XRF testing works for lead paint detection, its benefits, and considerations:

How XRF Testing Works

• Principle: XRF technology works by emitting X-rays onto a painted surface. When the X-rays interact with atoms in the paint, they cause the atoms to fluoresce, or emit secondary X-rays. The energy and wavelength of these secondary X-rays are analyzed to determine the chemical composition of the paint, including the presence of lead.
• Device: The test is typically conducted with a handheld XRF device, which the inspector holds against the painted surface. The device then measures the fluorescence and provides immediate results on the lead concentration in the paint.
• Multiple Layers: One of the advantages of XRF testing is that it can measure lead levels in multiple layers of paint (if present), which can be important when determining the severity of lead contamination in older buildings with multiple coats of paint.

Advantages of XRF Testing

• Non-destructive: XRF testing does not require taking samples or damaging the painted surfaces, making it ideal for use in occupied spaces or historical buildings.
• Immediate Results: The results are available almost instantly, allowing the inspector to assess and document lead content in real time.
• Quantitative Data: XRF provides a precise measurement of lead levels, typically reported in micrograms of lead per square centimeter (µg/cm²). This helps determine whether the paint exceeds acceptable lead levels.
• Comprehensive Analysis: XRF can test a wide range of surfaces, including walls, doors, windows, trim, and other painted components.
• Multiple Tests in a Short Time: The handheld nature of the device allows for testing many surfaces in a short period.

XRF Results

• Lead Concentration Thresholds: According to the U.S. Environmental Protection Agency (EPA), lead paint is considered hazardous if the lead content is >1.0 mg/cm². If lead concentrations exceed this threshold, corrective action is typically required (removal, encapsulation, or remediation).
• Surface Condition: The condition of the painted surface (peeling, chipping, or deteriorating) is critical. High lead levels in deteriorating paint present a higher health risk, especially in homes with children.

XRF Testing - Dump the swabs!

• Calibration and Expertise: The device must be properly calibrated, and the inspector must be trained to interpret results correctly. Inaccurate readings can occur if the device is not used properly.
• Surface Types: XRF testing works best on flat, non-reflective surfaces. Some surfaces (e.g., metal or highly textured areas) may give less accurate results.
• No Sample Collection: While XRF can measure lead in paint, it does not provide samples for laboratory analysis. In some cases, further confirmation through paint chip sampling or laboratory analysis may be necessary, especially if results are borderline or ambiguous.

 Regulatory Requirements

• EPA Guidelines: In the U.S., XRF testing must be conducted by a certified lead-based paint inspector or risk assessor. The inspector should follow the EPA's guidelines for lead paint testing, which ensure that the results are legally defensible.
• Reporting: When lead is detected, building owners must comply with regulations, including notifying tenants (if applicable) and following local health and safety codes for remediation.

 

• If lead paint is detected at hazardous levels, the building owner should follow regulatory guidelines for remediation. This could include lead paint removal, encapsulation, or repairs to prevent lead exposure. Testing should also be conducted in areas where dust or soil contamination may have occurred.

XRF testing is a powerful tool for identifying and quantifying lead-based paint in buildings. It provides fast, non-destructive, and accurate results that can guide the owner in making informed decisions regarding lead paint hazards. Always ensure the testing is done by a certified professional who understands how to interpret the results in compliance with local and federal regulations.

 

Lead soil sampling is an essential step in assessing potential lead contamination in the soil surrounding a property, especially in areas where lead-based paint has deteriorated, or where past activities may have contributed to soil contamination. Lead contamination in soil is a health hazard, particularly for children, as they may come into contact with contaminated soil through play or ingestion of soil particles. Here’s a guide to understanding the process and importance of lead soil sampling:

Why Conduct Lead Soil Sampling?

• Lead Paint Hazards: In homes or buildings with lead-based paint (especially those built before 1978), deteriorating paint can lead to lead dust or chips that fall onto the ground. This can contaminate the soil around the property.
• Health Risks: Soil contaminated with lead poses significant health risks, especially to children, as they are more likely to ingest or inhale lead-contaminated dust or soil. Even low levels of lead exposure can result in developmental delays, learning difficulties, and other health problems.
• Environmental Cleanup: Lead soil sampling is critical for assessing the need for remediation in cases where soil contamination is suspected. It can also help track contamination from nearby industrial sites or lead-related activities (such as lead-based gasoline use before it was banned in the 1970s).

When Should Lead Soil Sampling Be Conducted?

• Renovations or Demolition: If you're planning renovations or demolition in an area with suspected lead-based paint, it's important to assess the surrounding soil.
• Children in the Area: If young children frequently play outdoors or live in the area, soil testing is crucial, especially in older urban neighborhoods.
• Urban Areas and Historical Sites: Properties near industrial areas or historical sites (e.g., old mining towns or former manufacturing plants) might have higher soil contamination levels.

Lead Soil Sampling

Lead soil sampling typically involves the collection of soil samples from various locations around the property to assess lead levels. Here’s how it’s done:

• Choosing Sampling Locations:
  • The goal is to collect samples from areas where children may play (e.g., yards, playgrounds, gardens).
  • Additional samples may be taken from areas near deteriorating painted surfaces (like windowsills, doors, or exterior walls) to check if lead paint has contaminated the soil.
  • Sampling should also be done near any potential sources of contamination (e.g., along fence lines, near driveways, or areas with a history of industrial use).
• Sample Collection:
  • Soil Depth: Lead can accumulate in surface layers (the top 1-6 inches), so samples are typically taken from shallow depths. In areas where contamination is suspected to be deeper (e.g., near old factory sites), deeper soil samples might be needed.
  • Tools and Techniques: A clean shovel, trowel, or soil auger is used to collect soil samples. Each sample should be taken from a well-mixed location to avoid contamination and ensure accurate results.
  • Multiple Samples: It’s essential to collect multiple samples from different locations to get a representative sample of the area. For example, in a backyard, you might collect 4-6 samples from various spots, mixing them together for a composite sample.
• Packaging and Transport: Samples are placed in clean, labeled containers (typically plastic bags or jars) and sent to a certified laboratory for analysis.

Regulatory Guidelines and Risk Levels - EPA and WAC Code 365-230-200

Various agencies set guidelines for safe lead levels in soil:

• EPA Guidelines (U.S.):

  • Residential Areas: The EPA considers a lead concentration of 400 µg/g or more in play areas (e.g., yards, gardens, or playgrounds) as hazardous. For other areas in residential properties, a level of 1,200 µg/g is often used as a benchmark.
  • Cleanup Threshold: If lead levels exceed these thresholds, remediation efforts (such as soil removal or capping) may be necessary.

• CDC (Centers for Disease Control and Prevention): The CDC recommends action if a child’s blood lead level exceeds 5 micrograms per deciliter (µg/dL), which could be influenced by exposure to contaminated soil.

What Happens if Lead is Detected in the Soil?

• Evaluation of Risks: If lead concentrations are high, especially in areas where children play, steps should be taken to reduce exposure.
• Mitigation and Remediation:
  • Soil Removal: In areas with extremely high lead concentrations, contaminated soil may need to be excavated and replaced with clean soil.
  • Capping: In some cases, a less invasive approach like covering the contaminated soil with a layer of clean soil, mulch, or grass can be effective.
  • Vegetation: Planting grass or ground cover in areas with lead contamination can reduce direct contact with the soil and minimize dust exposure.
  • Maintenance: Ensuring that the area remains free of debris and minimizing activities that disturb the soil (e.g., heavy foot traffic) can help reduce the potential for exposure.

 

Long-Term Monitoring

If lead contamination is found, it may be beneficial to conduct periodic follow-up testing, especially if remediation efforts are implemented. Continued monitoring can ensure that the area remains safe over time and that lead levels do not rise due to external factors (e.g., new sources of contamination).

Lead soil sampling is an important process for identifying and assessing the risks of lead contamination, especially in older properties where lead-based paint may have deteriorated into the soil. If lead is found in high concentrations, remediation is necessary to protect the health and safety of residents, especially children. By following proper sampling procedures and adhering to regulatory guidelines, building owners can help mitigate the risks associated with lead exposure in soil.

Lead dust wipe testing is a critical method used to assess lead contamination in the dust of indoor environments, particularly in homes, schools, and daycare centers built before 1978. Lead dust is one of the most common and dangerous forms of lead exposure, especially in older buildings where lead-based paint may have deteriorated. Lead dust can be harmful when inhaled or ingested, particularly to children, pregnant women, and pets.

Purpose of Lead Dust Wipe Testing

1. Assessing Lead Hazards in Dust

   • Identification of Contamination: Lead dust wipe tests help identify whether lead dust is present on surfaces such as windowsills, floors, and other areas where dust accumulates. If a building has lead-based paint and it is deteriorating (chipping, peeling, or creating dust), lead particles can become airborne and settle on surfaces.
   • Confirming Lead Hazards: These tests are often used to confirm the presence of lead hazards in environments where lead-based paint exists or has been disturbed, such as during renovations or demolition. The dust wipe test can determine if the dust poses a risk to the health of the building’s occupants.

2. Health and Safety Assessment

   • Child and Worker Protection: Lead dust can be a serious health risk, especially to young children, as they are more likely to ingest dust particles by putting their hands or toys into their mouths after coming into contact with contaminated surfaces. Lead exposure is linked to developmental delays, learning disabilities, and other health issues.
   • Environmental Cleanup: Dust wipe testing is often used to assess whether a building has been properly cleaned of lead dust after renovations, repairs, or remediation efforts. If lead levels exceed acceptable thresholds, further cleaning or remediation may be required.

3. Regulatory Compliance and Documentation

   • EPA Guidelines: The U.S. Environmental Protection Agency (EPA) and the Department of Housing and Urban Development (HUD) set guidelines for lead dust levels in residential properties, particularly in places where children live or spend significant time. Dust wipe testing is a way to ensure compliance with these regulations.
   • Post-Renovation Clearance: In homes or buildings undergoing renovations or repairs involving lead-based paint, lead dust wipe tests are used as part of the clearance process to ensure that the space is safe for re-entry. This is especially important for properties undergoing renovation under the EPA Renovation, Repair, and Painting (RRP) Rule.

4. Preventive Action and Risk Management

   • Monitoring Lead Hazards: Lead dust wipe testing is useful for regular monitoring of potential lead hazards, particularly in properties with known lead risks. By periodically testing for lead dust, property owners or managers can take preventive action before levels reach dangerous thresholds.
   • Risk Mitigation: Identifying areas of contamination early allows for timely intervention, such as additional cleaning, lead dust removal, or more extensive remediation if necessary.

How Lead Dust Wipe Testing Works

1. Collection of Samples

   • Wipes: A certified lead inspector or risk assessor uses specialized wipes or cloths to collect dust samples from surfaces suspected of being contaminated with lead dust. Common surfaces for testing include:
     • Windowsills: Especially critical since deteriorating lead paint around windows is a common source of dust.
     • Floors: Areas where lead dust may settle, particularly in rooms that were recently renovated or have high foot traffic.

Read our Blog on Lead Dust Wipes for more information!

SECTION 8 HUD LEAD PAINT TESTING

All units under the Section 8 Program must follow the HUD Lead Safe Housing Rule and the State/ Federal EPA Renovator regulations.

 

• Units constructed prior to 1978 which will be occupied by children under six years of age, a pregnant woman, or a daycare facility, HUD requires that there be no defective paint on the interior and exterior of the unit, boundary fences, and outbuildings.
• If defective paint is found the requirements of the HUD Lead Safe Housing rule apply. Specialized training requirements may apply when addressing paint stabilization and repair.
  • If the defective paint is over deminimis levels specialized training and certification are required :
    • 20 square feet of all exterior surfaces combined.
    • 2 square feet of any interior room.
    • 10 percent of a small component-interior and or exterior,
    • The repairs or paint stabilization must be done by someone trained under the RRP rule with renovator certification and State Firm Certificate.
    • Once the repairs are completed the unit must pass clearance.
    • Included is an overview of those requirements.
    • Please note the Lead Safe Housing Rule is more restrictive than the two regulations. The voucher program must comply with the most stringent HUD rules.

 

TESTING LEAD IN SOIL / DIRT

Soil lead testing in State of Washington is slightly different than paint inspections, and they can be categorized into two groups. These are:

• In-Situ Tests: Also known as on-site tests, these examinations are conducted using an XRF analyzer that is pointed at the soil. Besides providing instant results, this technique also complies with the standards set by the US EPA Method 6200 to locate contamination boundaries.
• Ex-Situ Tests: These tests are carried out off-site and may take a few days because the samples are sent to a lab. It’s worth noting that multiple samples are required to get an accurate representation of the area. These tests may be more accurate than in-situ tests, but they also provide slower results.

 

How Does Lead-Contaminated Soil Affect Your Household?

Humans usually suffer symptoms of lead exposure after ingestion. Children that are 2 to 5 years old are at the highest risk because of the increased probability of ingesting soil or dirt. Moreover, pets and children can also track fine lead particles back into your house. These airborne particles can settle close to the entry points, where as dust sampling can find if any harazarous level of lead are present in your home or office. Lead is also not safe for your pets. Dogs and cats can also have health issues from lead exposure. Lead dust poses the highest risk of EBL elevated Blood Levels.

The landlord could decide to have a lead paint inspection done by a certified lead paint inspector or risk assessor. If the result of the certified lead test indicates no presence of lead, the Housing Authority may exempt from such treatment defective paint surfaces that are found in a report prepared by a State Certified Lead Based Paint Inspector or Risk Assessor not to be lead-based paint.

Call 425.608.9553 for XRF Lead testing Seven days a Week!

 

If there are areas that are positive, the Housing Authority will have to review the report and determine the next course of action.

 

EPA announced on November 12^th that they will be making some changes to 40 CFR 745, including lowering the dust levels for hazards and clearance, effective January 13, 2025. 

 

 Here are the highlights:

·Dust-Lead Hazard Standard will be renamed Dust-Lead Reportable Levels

·Dust-Lead Clearance Levels will be renamed Dust-Lead Action Levels

·Dust-lead reportable levels (previously known as dust hazard levels) are “any reportable level”. When applying the “any reportable level” approach for lead dust, the “action level” for laboratories and for recommended action, such as abatement, will become the dust-lead action levels. 

·Dust-lead action levels (previously known as clearance levels) will be:

o   Interior floors: 5 ug/ft²

o   Window sills: 40 ug/ft²

o   Window troughs: 100 ug/ft²

·Revision to the definition of abatement. This modifies the trigger for when EPA recommends an abatement (when dust levels are at or above the “dust-lead action levels”)

·Abatement report revision. Additional language will be required in an abatement report to educate the public/occupants to minimize dust-lead hazards and actions to protect themselves after an abatement is complete. 

·Updated regulatory definition to include 0-bedroom dwellings where children under six may reside.

 

Authorized states, such as Washington, have until January 11, 2027 to make the updated changes.

Please reference the Washington standards (WAC 365-230) in your reports, as Washington is an authorized state for both the Lead-Based Paint Activities (LBPA) and Renovation, Repair and Painting (RRP) programs. Until Washington revises WAC 365-230, certified individuals and companies working in Washington will be following the current (less restrictive) WAC 365-230.

 

This means that until WAC 365-230 is revised, certified inspectors/risk assessors will use the current 10/100/400 standard for dust hazard levels and clearance levels unless the project is HUD-funded or on federal property or tribal lands that requires the reference to the more restrictive EPA standard.

 

 

 

Need Lead Paint testing? We perform lead inspections, clearance testing, lead hazard screens, and lead paint risk assessments. Call 425.608.9553

EPA Updates to Lead Dust Standards: What You Need to Know for 2025

NEWS ALERT: On November 12, 2024, the EPA announced revisions to 40 CFR 745, lowering dust-lead hazard and clearance levels. These changes become effective January 13, 2025, and will directly impact lead clearance surveys, abatement practices, and laboratory reporting requirements.

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Key Changes to EPA Lead Standards

• Dust-Lead Hazard Standard renamed → Dust-Lead Reportable Levels

• Dust-Lead Clearance Levels renamed → Dust-Lead Action Levels

• New Action Levels (effective Jan. 13, 2025):

  • Interior floors: 5 µg/ft²

  • Window sills: 40 µg/ft²

  • Window troughs: 100 µg/ft²

• Definition of Abatement Revised: Abatement is now triggered when dust levels meet or exceed the new dust-lead action levels.

• Abatement Reports Updated: Must include occupant education language about minimizing hazards after abatement.

• Expanded Coverage: 0-bedroom dwellings where children under 6 may reside are now included.

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Timeline for Authorized States

• States with EPA-authorized lead programs, such as Washington, have until January 11, 2027 to align their standards.

• Until then, certified inspectors and risk assessors in Washington must continue using WAC 365-230 standards (10/100/400 µg/ft²) unless the project is:

  • HUD-funded, or

  • Located on federal property or tribal lands (which already require stricter EPA standards).

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Why This Matters in Washington

• Washington Standards (WAC 365-230): Currently less restrictive, but will eventually match EPA’s new levels.

• Certified Individuals: Must continue referencing WAC 365-230 in reports until the rule is revised.

• HUD Projects: Require the more restrictive EPA standards immediately.

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Lead Dust Clearance After Renovation

Lead dust clearance is essential after:

• Renovation, repair, or painting in pre-1978 housing.

• Hazard reduction activities in HUD-assisted housing.

Sample Collection Guidelines:

• At least 1 windowsill and 1 floor sample per room/hallway/stairwell (up to 4 areas).

• If windows were uncovered during work → include a window trough sample.

• Always collect 1 adjacent floor sample outside the work area.

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New Laboratory Requirements

Under NLLAP (National Lead Laboratory Accreditation Program):

• Labs must demonstrate MRLs ≤ half the action level.

• MDLs must be ≤ half the MRL.

• Results below MRL must be reported as “< X µg/ft²” — not “ND” or “None Detected.”

Sampling Options to Meet New Floor Action Level (5 µg/ft²):

• Labs may adopt new MDL/MRL thresholds, or

• Inspectors may sample 2 ft² with one dust wipe and have labs report results at the 10 µg/2 ft² equivalent.

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Penalties for Non-Compliance

Under the Renovation, Repair, and Painting (RRP) Rule:

• Civil fines up to $37,500 per offense.

• Criminal fines up to $37,500 plus jail time for willful violations.

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Call Pacific Northwest Inspections Group

Need a lead clearance survey or guidance on EPA and Washington lead standards?

📞 Call us at 425-608-9553 today.
🌐 Schedule online: https://pnwig.com/

Our certified inspectors ensure compliance with EPA, HUD, and Washington State requirements.

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Frequently Asked Questions: EPA Lead Dust Standards

❓ What are the new EPA lead dust levels for 2025?

• Floors: 5 µg/ft²

• Window sills: 40 µg/ft²

• Window troughs: 100 µg/ft²

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❓ When do the new EPA standards take effect?

The updated dust-lead action levels become effective January 13, 2025.

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❓ Do these rules apply in Washington State right now?

Not yet. Washington (an authorized state) must update WAC 365-230 by January 11, 2027. Until then, the state uses 10/100/400 standards, except for HUD-funded projects or federal/tribal lands, which follow EPA’s stricter rules.

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❓ What is the difference between “reportable level” and “action level”?

• Dust-Lead Reportable Level: Any measurable amount of lead dust.

• Dust-Lead Action Level: The threshold where abatement or corrective action is required.

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❓ Who can perform lead dust clearance testing?

Clearance must be conducted by a certified lead dust sampling technician, risk assessor, or inspector. They must present proof of certification on-site.

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❓ What happens if clearance fails?

If dust levels exceed the action levels, the area must be re-cleaned and re-tested until passing results are documented.

 

Washington State Code:

WAC 365-230-200

Work practice standards.

(1) Only certified individuals and the certified firms employing such individuals shall perform or offer to perform lead-based paint activities.

(2) Documented methodologies that are appropriate for this section are found in the following: The U.S. Department of Housing and Urban Development (HUD) Guidelines for the Evaluation and Control of Lead-Based Paint Hazards in Housing (Revised, July, 2012); the EPA Guidance on Residential Lead-Based Paint, Lead-Contaminated Dust, and Lead-Contaminated Soil; the EPA Residential Sampling for Lead: Protocols for Dust and Soil Sampling (EPA report number 7474-R-95-001); regulations, guidance, methods or protocols issued by this department; any other equivalent methods and guidelines.

(3) Clearance levels appropriate for the purposes of this section may be found in subsection (8)(g)(i) and (v) of this section or other equivalent guidelines.

(4) Work practice requirements. Applicable certification, occupant protection, and clearance requirements and work practice standards are found in regulations described in this section, and in regulations issued by the Department of Housing and Urban Development (HUD) at 24 C.F.R. part 35, subpart R.

(a) The work practice standards in those regulations do not apply when treating paint-lead hazards of less than:

(i) Two square feet of deteriorated lead-based paint per room or equivalent;

(ii) Twenty square feet of deteriorated paint on the exterior building; or

(iii) Ten percent of the total surface area of deteriorated paint on an interior or exterior type of component with a small surface area.

(b) When performing any lead-based paint activity described as a lead-based paint inspection, lead hazard screen, risk assessment or abatement, a certified individual must perform that activity in compliance with these rules, documented methodologies, work practice requirements, and the work practice standards described in this section.

(5) Inspection. Only a person certified by the department as an inspector or risk assessor may conduct an inspection.

(a) Locations shall be selected according to documented methodologies and tested for the presence of lead-based paint as follows:

(i) In target housing and child-occupied facilities, each interior and exterior component with a distinct painting history shall be tested for lead-based paint, except those components determined to have been replaced after 1978 or determined to not contain lead-based paint; and

(ii) In a multifamily dwelling or child-occupied facility, each component with a distinct painting history in every common area shall be tested, except those components determined to have been replaced after 1978 or determined to not contain lead-based paint.

(b) Paint shall be tested for the presence of lead using documented methodologies which incorporate sampling quality control procedures and all paint chip, dust, and soil samples shall be analyzed for detectable levels of lead by a laboratory accredited under the National Lead Laboratory Accreditation Program (NLLAP).

(c) Inspection reports shall be prepared and include at least:

(i) Inspection date;

(ii) Building address;

(iii) Date of construction;

(iv) Apartment identification (numbers, letters, names if applicable);

(v) Name, address and telephone number of owner or owners of each unit;

(vi) Name, signature, and certification number of each inspector or risk assessor conducting testing;

(vii) Name, address and telephone number of the certified firm employing each inspector or risk assessor;

(viii) Each testing method and device or sampling procedure employed for paint analysis, including sample quality control data, and if used, the serial number of any X-ray fluorescence (XRF) device; and

(ix) Specific locations of each painted component tested and the results of the inspection expressed in appropriate units for the sampling method used.

(6) Lead hazard screen. A lead hazard screen shall be conducted only by a person certified by the department as a risk assessor and shall be conducted as follows:

(a) Background information shall be collected about the physical characteristics of the target housing or child-occupied facility and occupant use patterns that may cause lead-based paint exposure to one or more children age six years and under shall be collected.

(b) A visual inspection shall be conducted to determine the presence of any deteriorated paint and locate at least two dust sampling locations.

(c) If deteriorated paint is present, each deteriorated paint surface determined using documented methodologies, and to have a distinct painting history shall be tested for the presence of lead.

(d) In residential dwellings, two composite dust samples shall be collected, one from the floors and the other from the windows, in rooms, hallways or stairwells where one or more children age six or under are likely to come in contact with dust.

(e) In multifamily dwellings and child-occupied facilities, floor and window composite dust sampling shall be conducted as specified for conducting lead hazard screens in residential dwellings in the Work Practice Standard section of these rules. In addition, composite dust samples shall be collected in common areas where one or more children age six or under are likely to come in contact with dust.

(f) All dust samples shall be collected using documented methodologies that incorporate sample quality control procedures and analyzed by a laboratory accredited under the National Lead Laboratory Accreditation Program (NLLAP) to determine detectable lead.

(g) A lead hazard screen report shall be prepared by the risk assessor and include:

(i) Information in a risk assessment report as specified in subsection (7) including (i)(i) through (xiv) and excluding (i)(xv) through (xviii). Additionally, any background information collected pursuant to the lead hazard screen shall be included.

(ii) Any recommendations for follow-up risk assessment and other further actions.

(7) Risk assessment. Only an individual certified by the department as a risk assessor may conduct a risk assessment of target housing or child-occupied facility. A risk assessment shall be conducted as follows:

(a) A visual inspection shall be conducted to locate the existence of deteriorated paint, assess the extent and cause of deterioration, and other potential lead-based hazards.

(b) Background information shall be collected regarding the physical characteristics and occupant use patterns that may cause lead-based paint exposure to one or more children age six years and under.

(c) The following surfaces which are determined, using documented methodologies, to have a distinct painting history, shall be tested for the presence of lead:

(i) Each friction surface or impact surface with visibly deteriorated paint.

(ii) All other surfaces with visibly deteriorated paint.

(d) In residential dwellings, dust samples (either composite or single-surface samples) from the interior window sill(s) and floor shall be collected and analyzed for lead concentration in all living areas where one or more children, age six and under, are most likely to come in contact with dust.

(e) For multifamily dwellings and child-occupied facilities, the samples required in "residential dwellings" as described in (b) of this subsection shall be taken. In addition, interior window sill and floor dust samples (either composite or single-surface samples) shall be collected and analyzed for lead concentration in the following locations:

(i) Common areas adjacent to sampled target house or child-occupied facility; and

(ii) Other common areas in the building where the risk assessor determines that one or more children, age six and under, are likely to come in contact with dust.

(f) For child-occupied facilities, interior window sill and floor dust samples (either composite or single-surface samples) shall be collected and analyzed in each room, hallway or stairwell utilized by one or more children, age six and under, and in other common areas in the child-occupied facility where the risk assessor determines one or more children, age six and under, are likely to come in contact with dust.

(g) Soil samples shall be collected and analyzed for lead concentrations from the following locations:

(i) Exterior play areas where bare soil is present; and

(ii) The rest of the yard (i.e., nonplay areas) where bare soil is present.

(h) Any paint, dust or soil sampling or testing shall be conducted using documented methodologies that incorporate sample quality control procedures and analyzed by a laboratory accredited under the National Lead Laboratory Accreditation Program (NLLAP) to determine detectable lead.

(i) The certified risk assessor shall prepare a risk assessment report which shall include as a minimum the following information:

(i) Assessment date.

(ii) Address of each building.

(iii) Date of construction of buildings.

(iv) Apartment identification (numbers, letters, names if applicable).

(v) Name, address and telephone number of each owner of each building.

(vi) Name, signature, and certification number of each risk assessor conducting the assessment.

(vii) Name, address and telephone number of the certified firm employing each risk assessor.

(viii) Name, address and telephone number of each laboratory conducting analysis of collected samples.

(ix) Results of the visual inspection.

(x) Testing method and sampling procedure employed for paint analysis.

(xi) Specific locations of each painted component tested for the presence of lead.

(xii) All data collected from on-site testing, including quality control data, and if used, the serial number of any X-ray fluorescence (XRF) device.

(xiii) All results of laboratory analysis on collected paint, soil, and dust samples.

(xiv) Any other sampling results.

(xv) Any background information collected pursuant to subsection background information portion of the risk assessment work practice standard of this section.

(xvi) To the extent used as part of the lead-based paint hazard determination, the results of any previous inspections or analyses for the presence of lead-based paint, or other assessments of lead-based paint related hazards.

(xvii) A description of the location, type, and severity of identified lead-based paint hazards and any other potential lead hazards.

(xviii) A description of interim controls and/or abatement options for each identified lead-based paint hazard and a recommended prioritization for addressing each hazard. If the use of an encapsulant or enclosure is recommended, the report shall recommend a maintenance and monitoring schedule for the encapsulant or enclosure.

(8) Abatement. An abatement project shall be conducted only by certified individuals and the certified firms employing such individuals. Abatement shall be conducted as follows:

(a) A certified supervisor or project designer is required for each abatement project and shall be on-site during all worksite preparation and during post-abatement cleanup of work areas. At all other times, the certified supervisor or project designer shall be on-site or available by telephone, pager, or answering service, and be able to be present at the worksite in no more than two hours.

(b) The certified supervisor or project designer, as well as the certified firm employing that individual shall ensure that all abatement activities are conducted according to the requirements of these rules and all federal, state and local requirements.

(c) A certified project designer may replace and assume the responsibilities of a certified supervisor required for an abatement project. If a certified project designer provides supervision on an abatement project, the project designer shall be responsible for preparing the occupant protection plan and the abatement report.

(d) A written occupant protection plan shall be developed prior to all abatement projects, be prepared by a certified supervisor or project designer, be unique to each target housing or child-occupied facility, describe the measures and management procedures that will be taken during the abatement to protect the building occupants from exposure to any lead-based paint hazards. The written occupant protection plan shall be present at the project site and must be made available on demand for inspection.

(e) A scope of work for the abatement project shall be present at the project site and must be made available on demand for inspection.

(f) These work practices shall be restricted during abatement and paint removal:

(i) Open-flame burning or torching of lead-based paint is prohibited;

(ii) Uncontained hydro blasting or high-pressure washing of lead-based paint is prohibited;

(iii) Machine sanding or grinding or abrasive blasting or sandblasting of lead-based paint is prohibited unless used with high efficiency particulate air (HEPA) exhaust control which removes particles of 0.3 microns or larger from the air at 99.97 percent or greater efficiency;

(iv) Dry scraping of lead-based paint is permitted only in conjunction with heat guns or around electrical outlets or when treating defective paint spots totaling no more than two square feet in any room, hallway or stairwell or totaling no more than 20 square feet on exterior surfaces; and

(v) Operating a heat gun on lead-based paint is permitted only at temperatures below 1100°F.

(g) When soil abatement is conducted, if the soil is removed:

(i) The soil shall be replaced by soil with a lead concentration as close to local background as practicable, but less than 250 parts per million (<250 ppm).

(ii) The soil that is removed shall not be used as top soil at another residential property or child-occupied facility.

(iii) If the soil is not removed, the soil shall be permanently covered so as to be separated from human contact by the placement of a barrier consisting of solid, relatively impermeable materials, such as pavement, asphalt or concrete.

(h) Soil interim controls:

(i) Grass, mulch, shrubbery and other landscaping materials are not considered permanent covering, but may be used as interim controls that eliminate contact with bare soils.

(ii) Interim control measures are acceptable in areas where bare soils contain less than the current HUD abatement standard (see 24 C.F.R. part 35.1330 (f)(2)) for lead in soils, except in:

(A) A child's play area, or any bare soil area where a child under six years of age regularly plays. Interim control measures are not acceptable in these areas where soil lead levels exceed 250 ppm.

(B) A garden area, or any other area where bare soils produce edibles intended for human consumption. Interim controls are not acceptable in these areas where soil lead levels exceed 250 ppm.

(iii) On-going monitoring and evaluation of interim soil control measures must adhere to HUD Guidelines, as found in chapter 6.

(i) The following clearance procedures shall be performed only by a certified and licensed inspector or risk assessor and according to the following procedures:

(i) A visual inspection shall be performed to determine if deteriorated painted surfaces and/or visible amounts of dust, debris or residue are still present. If deteriorated painted surfaces or visible amounts of dust, debris or residue are present, these conditions must be eliminated prior to the continuation of the clearance procedures.

(ii) If exterior work on a project cannot be completed due to inclement weather or other factors, the project supervisor or designer may apply in writing to the department for authorization of a preliminary clearance. The application must include the following:

(A) The project address.

(B) The name and certification number of the abatement project supervisor or project designer.

(C) A description of the conditions that justify issuance of a waiver.

(D) A description of the abatement work that remains to be done on the project.

(E) A schedule for completion of the abatement work that remains to be done.

(F) A plan for monitoring and controlling potential lead-based paint contamination until work can be completed.

(G) At the conclusion of all work on a project for which preliminary clearance has been authorized, the project supervisor or designer shall present the department with documentation that clearance testing has been performed on exterior and interior areas according to these rules and that all clearance test results are below clearance levels.

(iii) Following the visual inspection and any post-abatement cleanup required in subsection (8)(i) of this section, clearance sampling for lead in dust shall be conducted. Clearance sampling may be conducted by employing single-surface sampling or composite sampling techniques.

(iv) Dust samples for clearance purposes shall be taken using documented methodologies that incorporate sample quality control procedures and shall be taken a minimum of one hour after completion of final cleanup activities.

(v) Post-abatement clearance activities shall be conducted based upon the extent or manner of work activities conducted in or on the target housing or child-occupied facility as follows:

(j) After conducting an abatement with containment between containment and noncontainment areas, one dust sample shall be taken from one interior window sill and from one window trough (if present) and one dust sample shall be taken from the floors of no less than four rooms, hallways or stairwells within the containment area. In addition, one dust sample shall be taken from the floor outside the containment area. If there are fewer than four rooms, hallways or stairwells within the containment area, then all rooms, hallways or stairwells shall be sampled.

(i) After conducting abatement with no containment, two dust samples shall be taken from no fewer than four rooms, hallways or stairwells in the residential dwelling or child-occupied facility. One dust sample shall be taken from one interior window sill and from one window trough (if present) and one dust sample shall be taken from the floor of each room, hallway or stairwell selected. If there are fewer than four rooms, hallways or stairwells within the target housing or child-occupied facility then all rooms, hallways or stairwells shall be sampled.

(ii) Following exterior paint abatement, a visual inspection shall be conducted. All horizontal surfaces in the outdoor living area closest to the abated surfaces shall be found to be cleaned of visible dust and debris. The surfaces shall be recleaned when visible dust and debris is present. The visual inspection shall be conducted to determine the presence of paint chips on the dripline or next to the foundation below any exterior abated surface. Paint chips, if present, shall be removed from the site and disposed of according to federal, state and local requirements.

(iii) The rooms, hallways or stairwells selected for sampling shall be selected according to documented methodologies.

(iv) The certified and licensed inspector or risk assessor shall compare residual lead levels (as determined by laboratory analysis) from each single surface dust sample with clearance dust levels as defined in these rules for lead in dust on floors, interior window sills, and window troughs, divided by half the number of subsamples in the composite sample. If the residual lead level in a single surface dust sample equals or exceeds the applicable clearance dust levels or if the residual lead level in a composite dust sample equals or exceeds the applicable clearance dust levels divided by half the number of subsamples in the composite sample, the components represented by the failed sample shall be recleaned and retested until clearance dust levels are met.

(v) The clearance levels for lead in dust are less than 10 µg/ft2 for floors, less than 100 µg/ft2 for interior window sills, and less than 400 µg/ft2 for window troughs.

(k) In a multifamily dwelling with similarly constructed and maintained residential dwellings, random sampling for the purposes of clearance may be conducted provided:

(i) The certified individuals who work on or clean the residential dwellings do not know which residential dwelling will be selected for the random sample.

(ii) The randomly selected residential dwellings shall be sampled and evaluated for clearance according to subsection (8)(i) of this section.

(iii) A sufficient number of residential dwellings are selected for dust sampling to provide a 95 percent level of confidence that no more than five percent or 50 of the residential dwellings (whichever is smaller) in the randomly sampled population exceeds the appropriate clearance dust levels.

(l) An abatement report shall be prepared by a certified and licensed supervisor or project designer and shall include as a minimum the following information:

(i) Start and completion dates of abatement.

(ii) The name, address and telephone number of each certified firm conducting the abatement and the name of each supervisor or project designer assigned to the abatement project.

(iii) The occupant protection plan.

(iv) The name, address and signature of each certified and licensed inspector or risk assessor conducting clearance sampling and the date(s) that clearance sampling was performed.

(v) The results of clearance sampling and all soil analyses and the name of each laboratory conducting analysis of collected samples.

(vi) A detailed written description of the abatement, including abatement methods, location of rooms and/or components where abatement occurred, reason for selecting particular abatement methods for each component, and any suggested monitoring of encapsulants or enclosures.

(m) A clearance report shall be prepared by a certified inspector or risk assessor. The clearance report shall include the following information:

(i) The property address where the clearance sampling occurred.

(ii) The abatement clean-up completion date and time.

(iii) The date and time of clearance sampling.

(iv) Name and certification number of each inspector or risk assessor conducting the clearance.

(v) The signature of the inspector or risk assessor conducting the clearance.

(vi) Name, address, telephone number, and certification number of the certified firm employing the inspector or risk assessor.

(vii) Results of the visual inspection.

(viii) Identification of containment or noncontainment applications.

(ix) Identification of location(s) where clearance samples were collected.

(x) Name, address, and telephone number of the laboratory analyzing the collected samples.

(xi) All results of laboratory analysis on collected samples, including quality control results.

(xii) Documented methodology used for sampling.

(9) Sampling. Any paint chip, dust, or soil samples collected pursuant to this section shall be collected by a certified inspector or risk assessor. Such sampling shall incorporate sample quality control procedures and the samples shall be analyzed by a laboratory accredited under the National Lead Laboratory Accreditation Program (NLLAP).

(10) Composite sample. Composite dust sampling may only be conducted when conducting a lead hazard screen, risk assessment, or post-abatement activities. If conducted, the composite dust samples shall consist of at least two subsamples, every component that is being tested shall be included in the sampling, and shall not consist of subsamples from more than one type of component.

(11) Reports or plans. All lead-based paint activity reports or plans shall be maintained by the certified firms or individual who prepared the report for no fewer than three years and six months.

(a) The following reports must be submitted to the department as specified in WAC 365-230-100 and 365-230-220:

(i) Notification of lead-based paint activities course to take place.

(ii) Notification of lead-based paint activities course that has taken place.

(iii) Notice of abatement.

(b) All reports required by these rules may be submitted on forms available from the department. The exhibit referred to in this rule is not printed in this WAC. Copies are available as follows from department of commerce:

Lead-Based Paint Program

P.O. Box 42525

Olympia, WA 98504-2525

Telephone number: 360-586-5323

Website: www.commerce.wa.gov/lead.

Lead Paint Testing With Swabs?

Contractors that care hire us for XRF testing before any renovation. Join the pro teams who do—call 425-608-9553.

A growing number of homeowners contact us after getting a positive DIY swab result. Swab kits can be quick screens, but they’re not a substitute for a certified inspection:

• What swabs are (and aren’t): EPA-recognized spot-test kits (e.g., LeadCheck™) are allowed only to document negative results for specific materials under the RRP rule; they are not approved for dust, clearance, or HUD program compliance. US EPA

• Manufacturer update: 3M suspended production and later sold LeadCheck™ to Luxfer Magtech; EPA still recognizes LeadCheck™ (Luxfer) for the RRP negative-response criterion on approved substrates. US EPA

• Dust swabs are unreliable: A peer-reviewed field study found 64% false-negative results when LeadCheck swabs were used on dust—i.e., many “safe” readings actually had hazardous dust levels. PubMedScienceDaily

HUD, Section 8, and Local Housing Programs

For federally assisted housing and most housing-authority work, paint testing must be performed by a certified lead-based paint inspector or risk assessor using XRF or lab paint-chip analysis—swab kits are not accepted. King County Housing Authority materials explicitly describe paint testing as XRF or lab analysis by a certified professional; HUD’s Lead Safe Housing Rule (24 CFR Part 35) and Guidelines use the same definitions. 

Washington State Requirements

Washington’s WAC 365-230 sets training, certification, and work standards for lead inspections, risk assessments, abatement, and dust sampling—aligning with EPA/HUD frameworks. Washington State Legislature

When to Use What

• Good for a quick screen only: EPA-recognized swab kit on approved substrates (drywall, plaster, wood, ferrous metal) by a trained renovator, to show negative under RRP. US EPA

• Required for compliance & accuracy: XRF analyzer testing or lab paint-chip analysis by a certified inspector/risk assessor—especially for HUD/Section 8 work, clearance, or legal determinations. HUD.gov

• Dust hazards: Use dust-wipe sampling with accredited lab analysis (not swabs). HUD.gov

Why this matters in King County

About half of homes in King County were built before 1978—the era when lead-based paint was common—so professional testing is prudent before disturbing paint.

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Bottom line

DIY swabs can turn brown, pink, or red and seem definitive, but false results happen—especially on dusty, layered, or contaminated surfaces. For decisions that affect safety, cost, and compliance, book a certified XRF inspection.

Questions or a rush project? Call 425-608-9553 and we’ll get you scheduled.

DON'T USE SWABS!! CALL US FOR XRF TESTING 425.608.9553

Need Lead Paint testing? We perform lead inspections, clearance testing, lead hazard screens, and lead paint risk assessments. Call 425.608.9553

LEAD PAINT TESTING - XRF

City of Sammamish requires Lead Paint testing for all Demolition projects. In Sammamish as a condition of a permit, the Owner / Applicant / Contractor is responsible for complying with Puget Sound Clean Air Agency (206-343-8800) requirements pursuant to Washington Administrative Code Section 173-400-075 regarding the removal of “friable asbestos”.

If the coatings are found to contain detectable levels of lead and portions of this project area with lead-coating paint will be demolished and disposed of, a toxicity characteristic leachate procedure (TCLP) sample that is representative of the waste stream must be collected and analyzed per the requirements of WAC 173-303. Screen the building components to be removed using a field method such as portable XRF. Take representative samples of the components that field screening indicates are lead-contaminated and send for TCLP analysis. Segregate those materials that fail the TCLP test (i.e. have lead concentrations over 5.0 mg/l) for removal as dangerous waste. The remainder is solid waste. Selecting a representative sample: The most conservative approach is to sample every individual component. This may result in excessive and unnecessary sampling for some projects. An alternative approach is to sample each similarly contaminated surface (one sample of each room that has a different paint surface, one sample of each unique baseboard, trim, siding, etc.). Take a full cross-sectional piece of the component for linear components (trim, baseboards, windowsills, etc.). Take proportional amounts of the component for non-linear components (for a window take proportional amounts of any glass, wood, metal, paint, and glazing compound).

 

Need Lead Paint testing? We perform lead inspections, clearance testing, lead hazard screens, and lead paint risk assessments. Call 425.608.9553

LEAD PAINT XRF TESTING

Beginning April 22, 2010, federal law required that contractors performing renovation, repair, and painting projects that disturb more than six square feet of paint in homes, child care facilities, and schools built before 1978 must be trained, certified, and meet all Lead Safe Work Practices to prevent lead-based paint dust contamination.

Approximately 75 percent of homes in the Seattle area built prior to 1978 contain at least some lead paint. The likelihood that lead paint was used in a home increases with the structure’s age. The Environmental Protection Agency estimates that at least 19 million homes present lead-based paint hazards, and 4 million of these homes house children under the age of 6.

Lead paint inspections are a surface-by-surface investigation for lead-based paint. Pacific Northwest Inspections Group's Lead Consultants Lead Inspection includes testing for Lead Paint in all accessible interior rooms and all sides of the Exterior. Our testing is conducted using an XRF analyzer which uses an X-ray to detect lead-based paint. Benefits of XRF are: No cutting of paint chips, no laboratories, and no touchup painting Immediate, accurate instant results. We’ll tell you if there is any lead on-site with Safe effective testing. Since we don’t cut or score the wall paint, we eliminate exposing paint and creating a Lead hazard. Upon completion of our Lead Paint Survey, we provide a comprehensive report. The report will detail by room and component where if any, lead paint was identified and is valid for the life of the structure.

Lead in the home can cause serious long-term health problems, particularly for children, making it imperative for those living in pre-1978 homes to get lead testing. Lead exposure is dangerous to children even before they are born. Lead is a neurotoxin affecting the development and function of the central nervous system, red blood cells, and kidneys. Even low levels can be harmful. Lead exposure may lead to decreased intelligence, speech problems, attention deficit disorder, and learning disabilities. Poor muscle coordination, impaired bone and muscle growth, and hearing damage are other potential effects of lead exposure.

 

Contact with high levels of lead is more serious, with the potential for unconsciousness, seizures, and even death. Children can ingest lead-based paint in a number of ways. Deteriorating paint often flakes off in loose chips and dust. When children swallow these materials, they can develop lead poisoning. Lead dust easily collects on baby bottles, toys, and children’s hands. Sources of lead may include any areas with peeling and chipped paint such as window sills, doors, and walls, as well as soil around the house and lead water pipes or lead solder.

Adults who are exposed to lead may experience high blood pressure, fertility problems, nerve disorders, digestive problems, difficulty concentrating, and joint and muscle pain. Those involved in remodeling older homes risk lead exposure as older layers of paint are disturbed during the renovation process. Lead dust can be picked up on skin, hair, and clothing and transferred to other family members. There are several ways to test for lead in the home. You may take samples and send them to a lab, or you may obtain a do-it-yourself kit. Another method involves hiring professionals who are trained in the use of specialized equipment.

Besides making a visual inspection of lead-based paint location and condition, an inspector will use X-ray fluorescence or XRF. An XRF is a portable X-ray device capable of seeing through surfaces to detect any lead underneath. The inspector may also collect dust, paint, and soil samples for submission to a lab. Testing is especially important in situations where paint is deteriorating or when pregnant women, babies, and children live in a pre-1978 home. Once testing has been completed, action can be taken to protect the health of the home’s occupants.

Contaminated items will be replaced and the problematic paint covered with gypsum wallboard or sealant. Professionals can even remove the lead paint completely. It is especially important to keep the home’s occupants out of the area until the job is completed. The time and effort involved in removing lead hazards from the home are well worth it when you consider the cost of lead contamination to the health and well-being of the people who come into contact with it.

Inspectors are required by law to be State Certified. Call us for testing in your home or office 425.608.9553. Serving Seattle, Kirkland, Redmond, Woodinville, Renton, Kent, Bothell, Bellevue, Medina, and all of Puget Sound King County.

The table below shows the differences between the two types of investigations and why we require both to be done.

What's the Difference between a Risk Assessment and a Lead Inspection? All of our inspectors carry the Lead Risk Assessors certification. This additional training allows us to not only perform lead testing, it allows us to discuss any of the risks associated with different building materials in your home. Standard lead inspectors are only allowed to collect samples and cannot provide advice or recommendations. Without the ability to provide recommendations, the value of lead testing is very limited.
Analysis, Content or Use	Risk Assessment	LBP Inspection	Combination
Paint	Deteriorated paint only	Surface-by-surface	Surface-by-surface includes deteriorated paint
Dust	Yes	Optional	Yes
Bare Soil	Yes, when locality indicates the possibility of soil lead hazards	Optional	Yes, when locally indicated
Water	Optional	Optional	Optional
Air	No	No	No
Maintenance Status	Optional	No	Optional
Management Policies and Procedures	Optional	No	Optional
Review of Previous Paint Testing	Yes	Yes	Yes
Typical Uses	1. Interim controls 2. Building nearing the end of expected life 3. Sale of property or turnover 4. Documentation of absence of lead hazards for insurance or state requirements	1. Abatement 2. Renovation work 3. Weatherization 4. Sale of property or turnover 5. Remodeling or repainting	1. Addresses the presence of LBP and hazards in a comprehensive manner 2. Generates data for decision-making where both interim controls and abatement strategies may be used in building 3. May be more cost-effective than separate investigations
Final Report Generated	Lead Hazard Control Plan including options for Interim Controls OR certification of LBP compliance	Whether LBP is present and if so, where (lead concentrations for each surface tested)	Presence and locations of LBP, recommendations for hazard control options

Call us today for an in-home XRF Lead Paint Inspection; serving the Seattle area for Residential and Commercial buildings... and yes we also test paint on manufacturing equipment, household goods, and toys.

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Download a copy of the EPA Renovate Right Brochure

IT IS THE LAW!

Federal law requires contractors that disturb painted surfaces in homes, childcare facilities, and schools built before 1978 to be certified and follow specific work practices to prevent lead contamination. Always ask to see your contractor’s certification.

Federal law requires that individuals receive certain information before renovating more than six square feet of painted surfaces in a room for interior projects or more than twenty square feet of painted surfaces for exterior projects or window replacement or demolition in housing, childcare facilities, and schools built before 1978. 

Homeowners and tenants:

1. Your renovators must give you this pamphlet before starting work.
2. It is the LAW

Childcare facilities, including preschools and kindergarten classrooms, and the families of children under six years of age that attend those facilities:

1. Renovators must provide a copy of this pamphlet to childcare facilities and general renovation information to families whose children attend those facilities.
2. It is the LAW

Download a copy of the EPA Renovate Right Brochure

Need Lead Paint testing? We perform lead inspections, clearance testing, lead hazard screens, and lead paint risk assessments. Call 425.608.9553

Law requires that before being obligated under a contract to buy housing built prior to 1978, buyers must receive the following from the home seller: An EPA-approved information pamphlet on identifying and controlling lead-based paint hazards titled Protect Your Family From Lead In Your Home (PDF)Any known information concerning the presence of lead-based paint or lead-based paint hazards in the home or building. For multi-unit buildings, this requirement includes records and reports concerning common areas and other units when such information was obtained as a result of a building-wide evaluation. An attachment to the contract, or language inserted in the contract, that includes a "Lead Warning Statement" and confirms that the seller has complied with all notification requirements. Sample Seller&Owner's Disclosure of Information A 10-day period to conduct a paint inspection or risk assessment for lead-based paint or lead-based paint hazards. Parties may mutually agree, in writing, to lengthen or shorten the time period for inspection. Homebuyers may waive this inspection opportunity. If you have a concern about possible lead-based paint, then get a lead inspection before buying. Call us today @ 425.608.9553