Inclusion/Exclusion List
Inclusion/ Exclusion List for: 45 School St Manchester Ma Item
A/ C Portable (*Specify rooms in notes section)
Basketball Hoop
Alarm/ Home Monitoring System
Ceiling Fan
Central Vac
Central Vac & Attachments
Clothes Dryer
Clothes Washer
Convection Oven
Cupola/ Weathervane
Curtains & Drapes (*Specify rooms in notes section)
Curtain Rods (*Specify rooms in notes section)
Dishwasher
Disposal
Electric Garage Door Opener (# of remotes )
Fire Alarm
Fireplace Screens
Fireplace Equipment
Inclusion/Exclusion List
Inclusion/ Exclusion List for: ______________________
Gas (Propane balance left in tank: )
Grill attached to Gas Line
Tub
Ice Maker
Invisible Fence Equipment
Landscaping/ Planting/ Shrubs (*Specify in notes)
Lawn Furniture
Lighting Fixtures
Microwaves
Mirrors (*Specify locations in notes section)
Oil (Balance left in tank: )
Play Structure/ Swing Set
Pool Table
Refrigerator (*Specify rooms in notes section)
Inclusion/Exclusion List
Inclusion/ Exclusion List for: _______________________
Satellite Dish
Shelves/ Brackets
Stereo Equipment
Stereo Speakers
Storage Shed
Stove (Range)
Stove Hood
Swimming Pool
Swimming Pool Chemicals
Swimming Pool Equipment
Tool/ Work Bench
Antenna
TV Wall Bracket (if removed, holes must be patched)
Softener
Water Chemicals
Inclusion/Exclusion List
Inclusion/ Exclusion List for: _______________________
Whirlpool/Jacuzzi
Window Blinds
Window Seat
Window Shades (*specify rooms in notes section)
Window Boxes/ Plants
Wine Cooler
Wood Stove
Wood/ Tile/ Paint - that belongs to the house
Notes:
Seller: Vanessa Wieliczko & Alexander Wieliczko
CAI Property Card
Manchester By The Sea, MA
GENERAL PROPERTY INFORMATION
LOCATION: 45 SCHOOL ST
ACRES: 0.7114
PARCEL ID: 50 0 17
LAND USE CODE: 104
CONDO COMPLEX:
OWNER: WIELICZKO ALEXANDER C
CO - OWNER: WEILICZKO VANESSA H
BUILDING EXTERIOR
BUILDING STYLE: COLONIAL
UNITS: 2
YEAR BUILT: 1812
FRAME: WOOD
EXTERIOR WALL COVER: VINYL
ROOF STYLE: HIP
ROOF COVER: ASPHALT
MAILING ADDRESS: 45 SCHOOL ST BUILDING INTERIOR MANCHESTER, MA 01944
ZONING: D
PATRIOT ACCOUNT #: 1765
SALE INFORMATION
SALE DATE: 10/26/2022
BOOK & PAGE: 41267-249
SALE PRICE: $1,995,000
SALE DESCRIPTION: MULTIPLE LOT
SELLER: CUNNINGHAM, III,JOHN H & CARIS
PRINCIPAL BUILDING AREAS
GROSS BUILDING AREA: 8,896
FINISHED BUILDING AREA: 4,537
BASEMENT AREA: 1,830
# OF PRINCIPAL BUILDINGS: 1
ASSESSED VALUES
LAND: 481,200
YARD: 12,800
BUILDING: 1,214,300
TOTAL: $1,708,300
INTERIOR WALL: PLASTER
FLOOR COVER: SOFTWOOD
HEAT TYPE: FORCED H/A
FUEL TYPE: GAS
PERCENT A/C: 100
# OF ROOMS: 13
# OF BEDROOMS: 5
# OF FULL BATHS: 4
# OF HALF BATHS: 2
# OF ADDITIONAL FIXTURES: 0
# OF KITCHENS: 2
# OF FIREPLACES: 9
# OF METAL FIREPLACES: 0
# OF BASEMENT GARAGES: 0
www.cai-tech.com
CAI Property Card
Manchester By The Sea, MA
GENERAL PROPERTY INFORMATION
LOCATION: 43 SCHOOL ST
ACRES: 0.1447
PARCEL ID: 50 0 53
BUILDING EXTERIOR
BUILDING STYLE:
UNITS: 0
YEAR BUILT:
LAND USE CODE: 131 FRAME:
CONDO COMPLEX:
OWNER: WIELICZKO ALEXANDER C
CO - OWNER: WIELICZKO VANESSA H
MAILING ADDRESS: 45 SCHOOL STREET
ZONING: D
EXTERIOR WALL COVER:
ROOF STYLE:
ROOF COVER:
BUILDING INTERIOR MANCHESTER, MA 01944
PATRIOT ACCOUNT #: 1803
SALE DATE: 10/26/2022
INTERIOR WALL:
FLOOR COVER:
HEAT TYPE:
SALE INFORMATION FUEL TYPE:
BOOK & PAGE: 41267-249
SALE PRICE: $1,995,000
SALE DESCRIPTION: MULTIPLE LOT
SELLER: CUNNINGHAM, III,JOHN H & CARIS
PRINCIPAL BUILDING AREAS
GROSS BUILDING AREA: 0
FINISHED BUILDING AREA: 0
PERCENT A/C: 0
# OF ROOMS: 0
# OF BEDROOMS: 0
# OF FULL BATHS: 0
# OF HALF BATHS: 0
# OF ADDITIONAL FIXTURES: 0
# OF KITCHENS: 0
# OF FIREPLACES: 0
BASEMENT AREA: 0 # OF METAL FIREPLACES: 0
# OF PRINCIPAL BUILDINGS: 0
ASSESSED VALUES
LAND: 283,100
YARD: 0
BUILDING: 0
TOTAL: $283,100
# OF BASEMENT GARAGES: 0
www.cai-tech.com
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.
KF
Kristin Francoeur