TheCommonwealthofMassachusetts ExecutiveOfficeofHealthandHumanServices DepartmentofPublicHealth BureauofEnvironmentalHealth 250WashingtonStreet,7thFloor Boston,MA02108
(800)532-9571/(617)624-5757
CHILDHOODLEADPOISONINGPREVENTIONPROGRAM(CLPPP) PROPERTYTRANSFERLEADPAINTNOTIFICATION
UnderMassachusettsandfederallaw,thisnotificationpackagemustbegiventoprospective purchasersofhomesbuiltbefore1978. This package must be given in full to meet state and federal requirements.Itmaybecopied,aslongasthetypesizeisnotmadesmaller.Everysellerandanyreal estateagentinvolvedinthesalemustgivethispackagebeforethesigningofapurchaseandsale agreement,aleasewithanoptiontopurchase,or,understatelaw,amemorandumofagreementusedin foreclosuresales.Sellersandagentsmustalsotelltheprospectivepurchaseranyinformationtheyknow aboutleadinthehome.Theymustalsogiveacopyofanyleadinspectionreport,riskassessmentreport, LetterofComplianceorLetterofInterimControl. Thispackageisforcompliancewithbothstateand federalleadnotificationrequirements.
RealestateagentsmustalsotellprospectivepurchasersthatunderthestateLeadLaw,anew ownerofahomebuiltbefore1978inwhichachildundersixwillliveorcontinuetolivemusthaveit eitherdeleadedorbroughtunderinterimcontrolwithin90daysoftakingtitle.Thispackageincludesa checklisttocertifythattheprospectivepurchaserhasbeenfullynotifiedbytherealestateagent.This certificationshouldbefilledoutandsignedbytheprospectivepurchaserbeforethesigningofa purchaseandsaleagreement,aleasewithanoptiontopurchaseoramemorandumofagreementusedin aforeclosuresale.Itshouldbekeptintherealestateagent'sfiles.Aftergettingnotice,theprospective purchaserhasatleast10days,orlongerifagreedtobythesellerandbuyer,tohavealeadinspectionor riskassessmentifheorshechoosestohaveone,exceptincasesofforeclosuresales.Thereisno requirementforaleadinspectionorriskassessmentbeforeasale.Alistofprivateleadinspectorsand riskassessorslicensedbytheDepartmentofPublicHealthisattachedandcanalsobefoundonthe ChildhoodLeadPoisoningPreventionProgram'swebsiteatwww.mass.gov/dph/clppp.
Sellersandrealestateagentswhodonotmeettheserequirementscanfaceacivilpenaltyofup to$1,000understatelaw;acivilpenaltyofupto$10,000andpossiblecriminalsanctionsunderfederal law,aswellasliabilityforresultingdamages.Inaddition,arealestateagentwhofailstomeetthese requirementsmaybeliableundertheMassachusettsConsumerProtectionAct.
Thepropertytransfernotificationprogrambeganin1988andhasbeenverysuccessful.It providesinformationyouneedtoprotectyourchild,oryourtenants'child,fromleadpoisoning. Massachusettshasataxcreditofupto$1,500foreachunitdeleaded.Therearealsoanumberofgrants andno-interestorlow-interestloansavailablefordeleading.It'suptoyoutodoyourparttowardending leadpoisoning.
PLEASETAKETHETIMETOREADTHISDOCUMENT.LEADPOISONINGISTHENATION'S LEADINGENVIRONMENTALHAZARDAFFECTINGCHILDREN.DON'TGAMBLEWITH YOURCHILD'SFUTURE.
CLPPPForm94-2,6/30/94,Rev.2/03,Rev.10/09
Whatisleadpoisoning?Howdochildrenbecomeleadpoisoned?
Leadpoisoningiscausedbyexposuretoleadintheenvironment. Itismostdangerousfor childrenundersixyearsold.Inyoungchildren,toomuchleadinthebodycancausepermanentharmto thebrain,kidneys,nervoussystemandredbloodcells.Evenatlowlevels,leadinchildren'sbodiescan slowgrowthandcauselearningandbehavioralproblems.Themainwaychildrengetleadpoisonedisby swallowingleadpaintdust.Theydonothavetochewonleadedsurfacesoreatpaintchipstobecome poisoned.Mostchildhoodleadpoisoningiscausedbychildren'snormalbehaviorofputtingtheirhands orotherthings,suchastoys,intheirmouths.Iftheirhandsortheseobjectshavetouchedleaddust,this mayaddleadtotheirbodies.Childrencanalsobeexposedtoleadfromsuchothersourcesasleadcontaminatedsoilorwater,butthesesourcesalonerarelycauseleadpoisoning.Leadcanbefoundin soilnearold,lead-paintedhouses.Ifchildrenplayinbare,leadedsoil,oreatvegetablesorfruitgrownin suchsoil,orifleadedsoilistrackedintothehomeandgetsonchildren'shandsortoys,leadmayenter theirbodies.
Whatarethesymptomsofleadpoisoning?Howisitdetected?
Mostleadpoisonedchildrenhavenospecialsymptoms.Theonlywaytofindoutifachildis leadpoisonedistohavehisorherbloodtested.TheMassachusettsLeadLawrequiresallchildren between9monthsand3yearsoldtobescreenedannuallyforlead,andagainatage4iflivinginahighriskcommunity. Ifyourchildhasbeenexposedtolead,orifyoudonotknowifyourchildunderage sixhasbeenscreenedforlead,askyourchild'sdoctor,otherhealthcareprovideroryourlocalboardof healthforasimplescreeningtestofyourchild.
Whatisthetreatmentforleadpoisoning?
Treatmentofaleadpoisonedchildstartswithfindingandremovingtheleadhazardstowhich thechildisexposed.Thiswillincludealeadinspectionofthechild'shome,andifleadhazardsare identified,deleadingofthehome.Medicaltreatmentdependsonthechild'sbloodleadlevelandthe child'sresponsetotheremovaloftheleadsource.Parentswillbetaughtaboutprotectingtheirchild fromleadexposure.Theywillneedtowatchthechild'sprogressthroughfrequentbloodtests.If necessary,thechildmayreceivespecialdrugstohelpridhisbodyofexcesslead.Withthistreatment, drugsaregivendailyforaslongasseveralweeks.Sometimesthismustbedonemorethanonce.Achild whohasbeenleadpoisonedwillneedalotofbloodtestsforayearormore.Heorsheshouldbetested forlearningproblemsbeforestartingschool.
Arechildrenundersixyearsoldtheonlyonesatriskofleadpoisoning?
No.Youngchildrenareusuallymoreeasilyandseriouslypoisonedthanolderchildrenoradults, butleadisharmfultoeveryone.Leadinthebodyofapregnantwomancanhurtherbabybeforebirth. Olderchildrenandadultswholiveinolderhousingwithleadpainthazardsmaybecomeexposedtolead andcouldpotentiallydevelopleadpoisoningthroughhomerenovation.Mostleadpoisoninginadultsis causedbywork-relatedexposureorhomerenovation.Evenhobbysupplies,suchasstainedglass, bulletsandfishingsinkers,canexposepeopletolead.Leadpoisoninginadultscancausehighblood pressure,problemshavingchildrenforbothmenandwomen,digestiveproblems,nervedisorders, memorylossandproblemsconcentrating,andmuscleandjointpain.Adultswhohaveanyofthese symptomsandwhohavebeenexposedtoleadshouldconsiderbeingscreenedforlead.Thosewhoare regularlyexposedtoleadthroughtheirworkarerequiredbylawtohavetheirbloodtestedonceayear forlead.
Whatarethedangersofleadpaintinhomes,andwhenwasitused?
Leadpaintinhomescausesalmostallchildhoodleadpoisoning.Leadissoharmfulthatevena smallamountoffineleaddustthatcannotbeseencanpoisonachild.Leadpaintcoveredbylayersof nonleadedpaintcanstillpoisonchildren,especiallywhenitisdisturbed,suchasthroughnormalwear andtear,orhomerepairwork.Whensuchleadpaintisonmovingsurfaces,suchaswindows,finelead dustisreleasedthroughnormaluse.Thisdustsettles,whereitcanbeeasilypickeduponchildren'stoys andfingers.Householdpaintwithpoisonous(nowillegal)levelsofleadwasinuseinMassachusetts fromthe1690suntil1978.In1978,theU.S.governmentbannedleadfromhousepaint.Leadcanbe foundinalltypesofpre-1978homes:homesincities,suburbsorthecountryside;privatehousingand stateorfederalpublichousing;single-familyandmulti-familyhomes.Theolderthehouse,themore likelyitistocontainleadpaint.Theolderthepaint,thehigherthelikelyleadcontent.
Canroutinehomerepairscauseleadpoisoning?
Therecanbeadangerofleadpoisoningwheneverpaintedsurfacesinsideoroutsidethehomeare scrapedforrepainting,orwoodworkisstrippedorremoved,orwindowsorwallsareremoved.Thisis becauseleadpaintisfoundinalmostallMassachusettshomesbuiltbefore1978,andsomanyof Massachusetts'homesareold.Donotusepowersanders,propanetorchesorheatgunstoremoveleaded paint,asthesemethodscreatealotofleaddustandfumes.Temporarilymoveyourfamily(especially childrenandpregnantwomen)outofthehomewhiletheworkisbeingdoneandcleanedup,orata minimum,tapeupplasticsheetstocompletelysealofftheworkarea.Getaleadinspectiondone,sothat youwillknowwhichsurfaceshaveleadpaintandneedextracarewhenpreparingforanddoinghome repairwork,andduringcleanupafterwards.Donotdorepairsinolderhomeswithoutlearningaboutsafe waystodotheworktoreducethedangerofleaddust.Hundredsofcasesofchildhoodandadultlead poisoningresulteachyearfromdo-it-yourselfhomeprojects.
Howdoestheownerofahomebuiltbefore1978inwhichachildundersixyearsoldlivesmeetthe requirementsoftheMassachusettsLeadLaw?
Thefirststepistohavealeadinspectionorriskassessmentdone.Alicensedleadinspectorwill testthesurfacesofthehomeforleadandgivetheownerawrittenreportthatstateswherethereislead inamountsconsideredaviolationbystatelaw,andrecordanyleadhazardsthatmustbecorrected.A riskassessor,whoisaspeciallylicensedleadinspector,willdoaleadinspectionplusariskassessment, duringwhichheorshechecksthehomeforthemostseriousleadhazardsthatmustbefixedforinterim control.(Seequestionaboutinterimcontrol,below.)Onlyalicenseddeleadermaydohigh-riskwork, suchasremovingleadpaintorrepairingchippingandpeelingleadpaint.Eitheradeleader,theowneror someonewhoworksfortheowner(anagent)candocertainotherdeleadingandinterimcontroltasks. (Seenextquestion.)Anowneroragentmustgetspecialtrainingtoperformthedeleadingtasksthey maydo.Aftertheworkisdone,theleadinspectororriskassessorreturnstocheckthehome.Heorshe maytakedustsamplestotestforleadandmakessurethehomehasbeenproperlycleanedup.If everythingisfine,heorshegivestheowneraLetterofComplianceoraLetterofInterimControl.After gettingoneoftheseletters,theownermusttakereasonablecareoftheproperty,mainlybymakingsure thereisnopeelingleadpaint.
CanIdosomeofthedeleadingmyself?
InMassachusetts,theownerorsomeonewhoworksfortheowner(anagent)candocertain deleadingactivities.Theseincludecoveringsurfaceswithcertainmaterials;removingcertainbuilding parts;cappingbaseboards;installingvinylsidingontheexterior,andapplyingencapsulants. Encapsulantsarespecialliquidcoatingsmadetobelong-lastingbarriersoverleadpaint.Beforeanyof thesedeleadingtasksaredone,theownermustfirsthavealeadinspectiondoneandwhoeverisgoingto dotheworkmustgetspecialtraining.ContactCLPPPforinformationaboutthistraining.Inaddition, ownersortheiragentscanperformstructuralrepairsandleaddustcleaningforinterimcontrol.Before doingthiswork,ownersandagentsshouldgetandreadCLPPP'sinterimcontrolbooklet.
Istherefinancialhelpfordeleading?
Thereisastateincometaxcreditofupto$1,500perunitforfulldeleading.Acreditofupto $500perunitisavailableforinterimcontrolworkthatalsocontributestofulldeleading.Therearealso grantsandno-interest,deferredloans,orlow-interestloansavailabletoeligiblepropertyowners.These fundsareavailablethroughtheU.S.DepartmentofHousingandUrbanDevelopment,theMassachusetts ExecutiveOfficeofCommunitiesandDevelopment,theMassachusettsHousingFinanceAuthority, localcityandtowncommunitydevelopmentplanningdepartments,andbanks.
Doesdeleadingimprovethevalueofmyproperty?
Manyhomeownershavefoundthatthebenefitsofdeleadingarenotunlikethebenefitsofother homeimprovementprojects.Replacementwindowsanddoorscansavethehomeownermoneybecause theyaremoreenergyefficient.Havingalegallydeleadedhome,whetheritisasingle-familyormultifamily,owner-occupiedorrentalunit,canmakeiteasiertosellorrent,oftenatabetterprice.
WhatsurfacesmustbedeleadedforfullcompliancewiththeMassachusettsLeadLaw?
Ownersofhomesbuiltbefore1978wherechildrenundersixyearsofagelivemusthavethe followingleadhazardscorrectedtogetaLetterofCompliance:
*anypeeling,chippingorflakingleadpaint,plasterorputty;
*intactleadpaint,othercoatingorputtyonmoveablepartsofwindowswithsillsfivefeetor lessfromthefloororgroundandthosesurfacesthatcomeincontactwithmoveableparts;
*intactleadpaintorothercoatingon"accessiblemouthablesurfaces."Thesesurfacesgenerally includewoodwork,suchasdoors,doorjambs,stairsandstairrails,andwindowcasings.
Whatisinterimcontrol?
Interimcontrolisasetoftemporarymeasuresthatpropertyownerscantaketocorrecturgent leadhazards,especiallypeelingorchippingleadpaintandleaddust.Thesestepsprotectresidentsfrom leadpoisoninguntilthehomeisfullydeleaded.Homesingoodconditionmayneedlittleornoworkto getinterimcontrolstatus.Ownersthenhaveuptotwoyearsbeforetheyhavetofullydeleadthehome. Forthatperiod,theyareprotectedfromstrictliabilityunderthestateLeadLawshouldachildbecome leadpoisonedinthehome,aslongasthehomeismaintainedandtheconditionsforinterimcontrolare met.Inadditiontotherepairofpeelingandchippingleadpaintandthecleaningofleaddust,otherwork maybenecessaryforinterimcontrol. Thisincludesfixingwaterleaks orotherdamagethatmakes leadpaintpeelandchip;makingwindowwellssmoothandeasyto clean;makingwindowswork properlyanddeleadinganybadlychippingandpeelinglead-paintedsurfaces.
Propertyownersinterestedininterimcontrolmusthirealicensedriskassessor.Heorshewill thendecidewhatwork,ifany,needstobedonetogetaLetterofInterimControl.TheoriginalLetterof InterimControlisgoodforoneyear.Thepropertyownercanhavethehomereinspectedbeforetheend ofthatyear,andifallconditionsaremet,thehomecanberecertifiedforanotheryear.Bytheendofthe secondyear,thehomemustbedeleaded,ifachildundersixstilllivesthere,fortheownertoremain freeofstrictliability.
Doesmyfamilyhavetobeoutofthehouseduringdeleadingorinterimcontrolwork?
Residentsmustbeoutofthehousefortheentiretimethatadeleaderisdoingdeleadingwork insideahome,andforsomeofthedeleadingworkbyownersandtheiragents.Residentsmaystayat home,butoutoftheworkarea,whileadeleader,propertyownerorowner'sagentwithoutadeleader's licensedoescertainotherdeleadingtasks,orsuchinterimcontrolworkasstructuralrepairsorleaddust cleaning.Residentswhohavebeenoutofthehousemaynotreturnuntilthedeleadingworkthatmadeit necessaryforthemtoleaveiscomplete,thehomeiscleanedup,andaleadinspectororriskassessorhas checkedandfoundthisworkhasbeenproperlydoneanddustsampleshavepassed.Forcomplete details,contactCLPPP.
ArethereanyexemptionstotheMassachusettsLeadLaw?
TheLeadLawappliesonlytohomesbuiltbefore1978inwhichachildundersixlives.Any homeorapartmenthavingfewerthan250squarefeetoflivingspace,orwhichisinaroominghouse,is exempt,aslongasnochildunderagesixislivingthere.Finally,homesrentedfor31daysorlessfor vacationorrecreationalpurposesarealsoexempt,aslongasthereisnochippingorpeelingleadpaintin thehomeandtherenterhasreceivedtheShort-TermVacationRentalNotification.
WhataretherequirementsofthestateLeadLawifthereisaleasewithanoptiontobuy?
Whenthereisaleasewithanoptiontobuyahomebuiltbefore1978ineffect,theownerofthe propertymusthaveitdeleadedorbroughtunderinterimcontrolifachildundersixlivesthere.Ifthe tenantwithanoptiontobuysuchahomeproceedstopurchaseit,heorshebecomesresponsiblefor meetingtherequirementsoftheLeadLawifachildundersixlivesthereafterthepurchase.
HowcanIfindoutabouthowleadinspections,riskassessmentsanddeleadingshouldbedone?
Allleadinspections,riskassessmentsanddeleadingmustbedoneaccordingtotheRegulations forLeadPoisoningPreventionandControl,105CodeofMassachusettsRegulations460.000andthe DeleadingRegulations,454CMR22.00.Forfullinformation,homeownersmaygettheseregulationsat theStateHouseBookStore,StateHouse,Boston,MA02133.Thephonenumberis(617)727-2834.
LeadinspectorsandriskassessorslicensedbytheDepartmentofPublicHealthhavebeen trainedandareexperiencedinusingthestate-approvedmethodsfortestingforleadpaint.These methodsarethefollowing:useofasolutionofsodiumsulfide,aportablex-rayfluorescencemachineor labtestsofpaintsamplesremovedfromthehome.DeleaderslicensedbytheDepartmentofLaborand WorkforceDevelopmenthavebeentrainedtousesafemethodstoprepareforanddodeleadingwork, andcleanupafterwards.Theymaydeleadusinganyofthefollowingmethods:removingpaint, removingbuildingparts,coveringandencapsulating.Whenremovingpaint,theycannotusecertain verydangerousmethods,suchasopenflameburning,dryabrasiveblastingorpowersandingwithouta specialvacuumattachment.
HowdoIgetaleadinspectionorriskassessment?
Includedaspartofthisnotificationpackageisalistingofprivatelicensedleadinspectors organizedalphabetically,andprivatelicensedriskassessors,similarlyorganized.Asktoseethe inspectororriskassessor'slicense,tomakesureitiscurrent.Youshouldarrangefortheinspectionor riskassessmentasquicklyaspossibleafterdecidingyouwantone.Ifyoudohaveaninspectionorrisk assessment,youmustgivetheselleracopyofthereport.
Whatisthebesttimetodeleadorundertakeinterimcontrol?
Thebesttimetodeleadahomeorbringitunderinterimcontroliswhenthehomeisvacant,so thatresidentswillnotbeexposedtoleadandhouseholdfurnishingswillnotbecontaminatedwithlead. Inaddition,itoftenisefficient,andreducescosts,tocombinedeleadingwithotherrepairworkbeing donetoavacanthome.
WhatisaLetterofComplianceandaLetterofInterimControl?
UnderthestateLeadLaw,aLetterofComplianceisalegalletterthatsayseitherthatthereare noleadpainthazardsorthatthehomehasbeendeleaded.Theletterissignedanddatedbyalicensed leadinspector.ALetterofInterimControlisalegalletterthatsaysworknecessarytomakeahome temporarilysafefromleadhazardshasbeendone.Itissignedanddatedbyalicensedriskassessor.A LetterofInterimControlisgoodforoneyear,butcanberenewedforonemoreyear.Theownermust fullydeleadthehomeandgetaLetterofCompliancebytheendofthesecondyearifachildundersix stilllivesthere.TheLeadLawdoesnotrequiretheremovalofallleadpaintfromahome.Anowner whogetsaLetterofComplianceorLetterofInterimControlmusttakereasonablecaretokeepupthe home,mainlybymakingsurethereisnochippingorpeelingleadpaint.Ifanownerfailstotake reasonablestepstomaintainthehome,heorshemaybecomeliablefordamagestoachildlead poisonedasaresultoftheowner'sbreachofthatdutyofreasonablecare.
RENTALPROPERTYINFORMATION
Whatliabilitydorentalpropertyownershaveiftheydon'tcomplywiththestateLeadLaw?
Ifapropertyownerofahomebuiltbefore1978inwhichachildundersixlivesfailstodeleador bringthehomeunderinterimcontrol,andachildisleadpoisonedasaresult,thepropertyowneris strictlyliableforalldamages.AnownerisnotstrictlyliableforleadpoisoningifaLetterof ComplianceorLetterofInterimControlisineffect.Strictliabilitymeansownersmaybeliableevenif theydidnotknowleadpaintwasinthehome.Sinceharmtothekidneysandbloodcells,delaysin growth,learningdisabilitiesandemotionalandbehavioraldisturbancesresultingfromleadpoisoning canhavelife-longeffects,monetarydamagesawardedagainstanownerresponsibleforachild'slead poisoningcanbesubstantial.FailingtodeleadorbringunderinterimcontrolahometowhichtheLead Lawappliesisalsoanemergencypublichealthmatter,andcancarrycriminalpenalties.Anownerwho isnotifiedbyapublicagencyofLeadLawviolationinapropertyheorsheowns,andwhowillfully failstocorrectthedangerousconditions,isalsosubjecttopunitivedamages,whicharethreetimesthe actualdamagesfound. Theseprovisionsareinadditiontoanyotherlegalrightsthelead-poisoned childmayhave.
CanIavoidstateLeadLawrequirementsbynotrentingtoafamilywithchildrenundersix?
TheMassachusettsLeadLawmakesitillegaltorefusetorenttofamilieswithchildrenunder six,orevictingorrefusingtorenewtheleaseoffamilieswithchildrenundersix,becauseofleadpaint. DiscriminationagainstfamilieswithyoungchildrenisalsoaviolationoftheU.S.FairHousingActand theMassachusettsanti-discriminationstatute.Parentscannotwaivetherightsoftheirchildrentolivein lead-safehousingoragreetoassumetorisksofleadexposure.Ownerswhoviolatetheselawsface heavypenalties.TheMassachusettsCommissionAgainstDiscriminationinvestigatesandprosecutes casesofdiscriminationagainstfamilieswithchildrenbecauseofleadpaint.
Itisalsoillegalforlenderstodenyfinancingbecauseahomehasleadpaint,orbecause financingcouldtriggerfuturedutiesundertheLeadLaw.Thisdoesnotrestricttherightofalenderto processordenyamortgageapplicationinaccordancewithacceptedunderwritingpracticesandcriteria.
IfIamconsideringbuyingapre-1978housetorentout,andachildundersixlivesinoneofthe apartments,shouldIhaveatleastthatunitandcommonareasinspectedforleadnow?
Yes.Iftherearechildrenundersixlivinginsuchanapartmentandtheapartmentdoesnothavea LetterofComplianceorLetterofInterimControl,buyersshouldfindoutwhetherornottheapartment hasleadhazardsandwillhavetobebroughtintocompliancewiththestateLeadLaw.Thisinformation willbeimportantindecidingwhethertobuythepropertyandatwhatprice.Asnotedabove,new ownershave90daysfromthedateoftakingtitletohavesuchanapartmentdeleadedorbroughtunder interimcontrol.Therefore,theyshouldarrangedeleadingorinterimcontrolworktobeginassoonas possibleaftertakingtitle,tobesuretheworkisdonewithin90days.
CanalandlorddelayatenancytobringahomeintocompliancewiththestateLeadLaw?
Alandlordwhowillbedeleadingahomeorbringingitunderinterimcontrolmaydelaythestart ofthetenancyupto30days.Thiscanbedoneaslongasaleasebetweenthelandlordandthenew tenantdoesnotexist.Duringthisdelayperiod,thenewtenantsareresponsiblefortheirlivingexpenses. Ifthereisasignedlease,however,thelandlordisresponsiblefortemporaryhousingduringrelocation necessaryfordeleadingwork.
Mustalandlordarrangetemporaryhousingforatenantwhilearentalhomeisbeingdeleaded?
UnderthestateLeadLaw,tenantshavetoberelocatedforthetimethatcertaindeleadingworkis takingplaceinsidethehome.Theymaynotreturnuntilthatworkisdone,thehomeiscleanedup,anda licensedleadinspectororriskassessorchecksandfindsitisfineforresidentstomovebackin.
Thelandlordandtenantareresponsibleforworkingoutanacceptableplanforalternative housingifitisnecessary.Thelandlordmaymovethetenanttoanotherplacetolive,whichmaybe anotherhouse,apartment,motelorhotel.Thelandlordisresponsibleforpayingthetenant'sreasonable movingcostsandanytemporaryhousingcostsoverandabovetherentofthehomebeingdeleaded. Duringthetimethehomeisbeingdeleaded,thetenantremainsresponsibleforpayingthenormalrent theywouldpayforthisperiodastheirshareofthecostoftemporaryhousing.TheLeadLawstatesthe temporaryhousingmustnotcauseundueeconomicorpersonalhardshiptothetenant.
Whatistenantnotification?
Thegoalofthefederalandstaterequirementsfortenantnotificationistohelpreducelead poisoningbygivingalltenantsofhomesbuiltbefore1978informationaboutleadintheirhome.The programalsoeducatestenantsandlandlordsaboutthedangersofleadpoisoning,itsprevention,andthe MassachusettsLeadLaw.Tenantnotificationappliestoalltenants,whetherornottheyhaveachild undersixlivingwiththem.
Beforerentingahome,landlords,managingagentsoranyrealestateagentinvolvedintherental mustgivenewtenantscopiesofanyexistingleadformsforthehome.Theseincludeleadinspection reports,riskassessmentreports,aLetterofCompliance(nomatterhowold)oraLetterofInterim Control.Ifthelandlordoragentdoesnothaveanyoralloftheseformsforthehome,heorshesimply doesnotgivethem.Inaddition,thelandlordoragentmustgivenewtenantstheTenantLeadLaw Notification.Thisformaddressesleadpoisoning,specificpreventiontipsforparents,therequirements oftheLeadLawandanexplanationoftheleadforms.AttachedtotheTenantLeadLawNotificationis theTenantCertificationform.Thisistobefilledoutandsignedbyboththetenantandthelandlordor agent.Eachpartygetsacopytokeep. Theseformshavebeenapprovedtosatisfybothstateand federalleadnotificationrequirements. LandlordsoragentsmaychoosetoincludetheTenantLead LawNotification/TenantCertificationforminawrittenlease,insteadofusingaseparateform.
Landlordsandagentswhofailtocarryouttheirtenantnotificationobligationsareliableforall damagescausedbytheirfailuretodoso,andaresubjecttoafineofupto$1,000.
INSURANCEINFORMATION
HowcananownerofrentalhousinginMassachusettsbuiltbefore1978getinsurancetocover potentialleadliability?
Theanswerdependsonthenumberofunitsthatthepropertyownerwishestoinsure,and whetherthepropertyownerlivesinthebuildingforwhichinsuranceissought.Anowner-occupantwho insuresfourorfewerunitsmaybecoveredbyhomeownersinsurance.Generally,thepropertyowner whoisnotanowner-occupantwillneedtogetcommercialliabilityinsurance,aswillanowner-occupant whowishestoinsuremorethanfourunits.
Homeownersinsurancemaybeavailablefromseveraldifferentsources:theregular,"admitted" market,theFAIRPlanorthe"surpluslines"market.Theregular,"admitted"marketistheusualmarketfor insurance.TheFAIRPlanoffershomeownersinsurancetopropertyownersunabletofindcoverageinthe regularmarket.The"surpluslines"marketisalessregulated,andgenerallymoreexpensivemarket.It providesinsurancetothosewhocannotfindcoverageelsewhere.
UnderstateDivisionofInsuranceregulations,ifaninsurerintheregularmarketdecidesto writehomeownersinsuranceonrentalhousingforwhichaLetterofComplianceorLetterofInterim Controlisineffect,theinsurermustprovidecoverageofleadpaintliabilityarisingfromthose premises. NeitherthestateLeadLawnortheinsuranceregulationsrequirearegularmarket insurertowriteliabilityinsurance,includinghomeownersinsurance,onaparticular property.IfaLetterofComplianceorLetterofInterimControlisineffectforonlypartofa property,thecoverageforleadliabilitywillextendtoonlythatpartoftheproperty.Such insurancewillalsoapplytoanycommonareascoveredbytheLetterofComplianceorLetterof InterimControl. Itwillnot,however,extendtoinjuriesresultingfromgrossorwillfulnegligence.The FAIRPlan'scoverageofleadliabilityissubjecttothesameregulationsthatapplytotheregularmarket.
Aninsurerintheregularmarket,ortheFAIRPlan,mayaskthepropertyownertoprovethat thereisaLetterofComplianceoraLetterofInterimControlforthehomesoughttobeinsured.Once theproofisprovided,coverageforleadliabilitywillapplyasofthedateoftheLetter.IftheFairPlan determinesthatagivenpropertyiseligibleforinsurance,orifaregularmarketinsurerelectstoinsure certainpremises,eithermayexcludeleadliabilitycoverageonanypartofthepropertyitensuresto whichnoLetterofComplianceorLetterofInterimControlapplies.IfeithertheFairPlanoraregular marketinsurerusessuchanexclusion,itmustoffertheownerofthepremisesthechancetobuyback theexcludedcoverage.Thereisanadditionalchargefortheleadliability"buyback"coverage.The amountofthischargeisregulatedbytheDivisionofInsurance.
Inthesurpluslinesmarket,thereisnorequirementtocoverleadliabilityarisingfrompremises towhichaLetterofComplianceorLetterofInterimControlapplies.Surpluslinesinsurersgenerally excludecoverageofleadliability,donotofferthebuybackcoverage,andchargehigherpricesthanthe regularmarket.
SincetheFAIRPlandoesnotprovidecommercialliabilityinsurance,propertyownerswhoneed togetsuchcoverage(asopposedtohomeownersinsurance)mustgetitfromeithertheregularmarketor thesurpluslinesmarket.Commercialliabilityinsurancefromthesurpluslinesmarket,likehomeowners insurancefromthatmarket,usuallywillexcludecoverageofleadliability,willnotincludethebuyback option,andwillcostmorethanregularmarketcoverage.
Whilearegularmarketinsurercandeclinetowritecommercialliabilityinsuranceonagiven property,oncesuchaninsurerdecidestowritesuchcoverage,itmusttheninsureleadliabilityarising fromanypartofthepropertycoveredbyaLetterofComplianceorLetterofInterimControl.Ifsuchan insurerchoosestoinsureaproperty,itmayexcludecoverageofleadliabilityonanypartofthepremises forwhichnoLetterofComplianceorLetterofInterimControlisineffect.Ifsuchinsurerappliessuch anexclusion,itmustofferthepropertyownertheopportunitytobuybacktheexcludedcoverage.The leadliabilityinsuranceregulationsdescribedaboveasapplicabletoregularmarkethomeowners insurancealsoapplytocommercialliabilityinsurancefromtheregularmarket.
Ownersofrentalhousingshouldtrytogetcoverageforleadliability,whethertheyhavemetthe requirementsoftheLeadLawornot,byseekingregularmarketcoveragethroughinsuranceagents,or bycontactingdirectwritingcompaniesthatarelistedinthetelephonedirectory,beforeresortingeither totheFAIRPlanorthesurpluslinesmarket.
IfIownandoccupyasingle-familyhouse,doesmyhomeownersinsurancecoverleadliability?
Underthestateleadliabilityinsuranceregulations,coverageofleadliabilitycannotbeexcluded fromregularmarketandFAIRPlanhomeownersinsurancepoliciesonsingle-familyowner-occupied homes.Instead,leadliabilitycoverageisincludedinsuchpolicies.However,afamilymembercovered byahomeownerspolicycannotmakealeadliabilityclaimagainstanotherfamilymembercoveredby thesamepolicy.Therequirementsoftheleadliabilityinsuranceregulationsdonotapplyto homeownerscoveragefromthesurpluslinesmarket.
Howarenewownersaffectedbytheleadliabilityinsuranceregulations?
Ifabuyerofrentalhousingbuiltbefore1978meetsthestateLeadLaw'srequirementsandgetsa LetterofComplianceorLetterofInterimControlwithin90daysafterbecomingtheowner,then,under certainconditions,theywillbeabletogetcoverageforleadliabilityfortheperiodtheyownedthe propertybeforetheydeleadedorbroughtitunderinterimcontrol.Thiswillhappenifaregularmarket insurerchoosestoprovideliabilitycoverageontheproperty.Suchaninsurerisrequiredtoprovide leadliabilitycoveragetoanewownerwhoobtainsaLetterofComplianceorLetterofInterim Controlwithin90daysafterbecomingtheowneroftheproperty.Suchcoveragewillgobacktothetime thatthenewownertooktitletotheproperty,unlesstheliabilityinsurancewentintoeffectsometime
afterthetakingoftitle.Inthelattercase,thecoverageofleadliabilitywillextendbacktothetimethat theliabilityinsuranceheldbythenewownerfirstwentintoeffectonthepremises.Therulefornew ownerleadliabilityinsurancecoveragefortheFAIRPlanisthesameasfortheregularmarket.These specialrulesforleadliabilityinsurancefornewownersdonotapplytoinsurancefromthesurpluslines market.
Whathappensnext?
That'suptoyou.Atthispoint,youshouldbewellinformedaboutleadpoisoning,theeffectsof leadhazardsinthehome,andyourresponsibilitiesundertheMassachusettsLeadLaw.Inthepast,the DepartmentofPublicHealthhashadtodevoteitschildhoodleadpoisoningresourcestoprovide servicestothethousandsofMassachusettschildrenwhowerepoisoned,aswellastoprovidingservices tochildrenwhosebloodleadlevelsareelevated,topreventthemfrombecomingleadpoisoned. BetweentheDepartment'sworkandthepreventivedeleadingcarriedoutbypropertyowners,wehave beensuccessfulatreducingthenumberofleadpoisoningsamongyoungchildreninMassachusetts.All ofusattheDepartmentarehopefulthatwewillcontinuethatpartnership,inwhichthecorrectionof leadhazardsinthehomesofyoungchildren before thosechildrenareleadpoisonedissoimportant.
WherecanIgetmoreinformationonleadpoisoning?
MassachusettsDepartmentofPublicHealth
U.S.EnvironmentalProtectionAgency ChildhoodLeadPoisoningPreventionProgram(CLPPP)Region1(NewEngland) (Formorecopiesofthisform,andfullrangeof (Informationaboutfederallawsonlead) informationonowners'andtenants'rightsand http://www.epa.gov/region1 responsibilitiesunderthestateLeadLaw,financialhelp(617)-918-1524 forowners,saferenovationwork,andsoiltesting) www.mass.gov/dph/clppp (781)-774-6611,1-800-532-9571
NationalLeadInformationCenter (leadpoisoninginformationorleadin consumerproducts) www.epa.gov/leador1-800-424-LEAD
MassachusettsDepartmentofLabor/ DivisionofOccupationalSafety (Listoflicenseddeleaders)
U.S.ConsumerProductSafety www.mass.gov/dos Commission(Infoaboutleadin (617)-626-6962 consumerproducts) www.cpsc.govor1-800-638-2772
MassachusettsHousingFinanceAgency (GettheLeadOutloanprograminformation) www.masshousing.com (617)-854-1000
PROPERTYTRANSFERNOTIFICATIONCERTIFICATION
Thisformistobesignedbytheprospectivepurchaserbeforesigningapurchaseandsaleagreementora memorandumofagreement,orbythelessee-prospectivepurchaserbeforesigningaleasewithanoption topurchaseforresidentialpropertybuiltbefore1978,forcompliancewithfederalandMassachusetts lead-basedpaintdisclosurerequirements.
RequiredFederalLeadWarningStatement:
Everypurchaserofanyinterestinresidentialpropertyonwhicharesidentialdwellingwasbuiltpriorto1978isnotifiedthat suchpropertymaypresentexposuretoleadfromlead-basedpaintthatmayplaceyoungchildrenatriskofdevelopinglead poisoning.Leadpoisoninginyoungchildrenmayproducepermanentneurologicaldamage,includinglearningdisabilities, reducedintelligencequotient,behavioralproblemsandimpairedmemory.Leadpoisoningalsoposesaparticularriskto pregnantwomen.Thesellerofanyinterestinresidentialrealpropertyisrequiredtoprovidethebuyerwithanyinformation onlead-basedpainthazardsfromriskassessmentsorinspectionsintheseller'spossessionandnotifythebuyerofanyknown lead-basedpainthazards.Ariskassessmentorinspectionforpossiblelead-basedpainthazardsisrecommendedpriorto purchase.
Seller'sDisclosure
(a)Presenceoflead-basedpaintand/orlead-basedpainthazards(check(i)or(ii)below):
(i)Knownlead-basedpaintand/orlead-basedpainthazardsarepresentinthehousing(explain).
(ii)Sellerhasnoknowledgeoflead-basedpaintand/orlead-basedpainthazardsinthehousing.
(b)Recordsandreportsavailabletotheseller(check(i)or(ii)below):
(i) Sellerhasprovidedthepurchaserwithallavailablerecordsandreportspertainingtolead-basedpaint and/orlead-basedpainthazardsinthehousing(checkdocumentsbelow).
LeadInspectionReport; RiskAssessmentReport; LetterofInterimControl; LetterofCompliance
(ii)Sellerhasnoreportsorrecordspertainingtolead-basedpaintand/orlead-basedpainthazardsinthe housing.
Purchaser'sorLesseePurchaser'sAcknowledgment(initial)
(c) Purchaser or lessee purchaser has received copies of all documents checked above.
(d) Purchaser or lessee purchaser has received no documents.
(e) Purchaser or lessee purchaser has received the Property Transfer Lead Paint Notification.
(f) Purchaser or lessee purchaser has (check (i) or (ii) below):
(i) received a 10-day opportunity (or mutually agreed upon period) to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards; or (ii) waived the opportunity to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards.
Agent'sAcknowledgment (initial)
(g)Agenthasinformedtheselleroftheseller'sobligationsunderfederalandstatelawforlead-based paintdisclosureandnotification,andisawareofhis/herresponsibilitytoensurecompliance.
(h)Agenthasverballyinformedpurchaserorlessee-purchaserofthepossiblepresenceofdangerous levelsofleadinpaint,plaster,puttyorotherstructuralmaterialsandhisorherobligationtobringapropertyinto compliancewiththeMassachusettsLeadLaw--eitherthroughfulldeleadingorinterimcontrol--ifitwasbuilt before1978andachildundersixyearsoldresidesorwillresideintheproperty.
CertificationofAccuracy
Thefollowingpartieshavereviewedtheinformationaboveandcertify,tothebestoftheirknowledge,thatthe informationtheyhaveprovidedistrueandaccurate.
Seller Date Seller Date
Purchaser