Lead wars: lead-based paint presents property managers with slew of problems.

More than 80 percent of all housing built in the United States before 1978 contains some lead-based paint on the interior or exterior--leaving property managers with cleanup, public health and litigation concerns.

Cause for concern

Since the 1980s, the Environmental Protection

"If there is one child with lead poisoning, that's a concern," said Enesta Jones, an agency spokeswoman. "It is our job to work with partners in reducing lead poisoning in children."

Children with high levels of lead in their bodies can suffer from damage to the brain and nervous system, behavior and learning problems, slowed growth, hearing problems and headaches.

Jones said through education and outreach, the number of lead-poisoned children has decreased. Nearly 4 million children had elevated blood-lead levels in 1978. By 2002, the number of children with elevated blood-lead levels had decreased to 310,000, according to information from the agency.

"If you look at the numbers, the success speaks for itself," Jones said. "And that number continues to drop. We're not resting on our laurels: There is more we can and will do to further reduce that number."

Law school

With the passing of the Residential Lead-Based Paint Hazard Reduction Act of 1992-Title X, lead legislation has greatly impacted the decrease in lead poisoning in children. At the same time it has drastically affected property managers.

A major purpose of the federal statute is to develop a national strategy to eliminate lead-based paint hazards. It requires owners and occupants of most pre-1978 housing be provided with information concerning potential hazards of lead-based paint exposure before certain renovations on the property begin, and it mandates disclosure of the possible presence of lead-based paint on a property when selling or renting residential property built before 1978.

The law also mandates people working at the ground level, like maintenance personnel, receive lead-safe work practices certification to remove lead-based paint through an eight-hour, HUD-authorized class. It also requires those who supervise the work to take a five-day, 40-hour class regarding lead-based paint removal. The Environmental Protection Agency established the course for contractors who abate, demolish or rehab residential buildings.

Even though the statute is aimed at properties receiving federal money for their properties, Marvin Fleschman, a property management consultant, said all property managers and owners are affected by the legislation and will more than likely be held accountable if one of their tenants or residents gets lead poisoning.

"I don't care whether you legally have to do it," Fleshman said. "If you have a kid who gets lead poisoning [in your building], you're going to get into one heck of a lawsuit. If you haven't [been using lead-safe work practices], you have no defense."

Peeling away the problem

With such serious implications, property managers need to take cleanup and removal seriously. Fleschman said being proactive and not letting a problem get out of control is important. He said the first line of defense is controlling any flaking or peeling.

"Keep the property in good condition," he said. "As soon as [property managers] have a problem, they have to get in there and take care of it immediately so that it doesn't become a huge problem."

To prevent accumulation or development of lead dust, avoid dry scraping or sanding most lead-painted surfaces. Wet scraping areas by misting the surface with water is suggested by Environmental Protection Agency information. Also, control dust while working on lead-painted surfaces.

To clean dust on uncarpeted floors, mop with damp or wet sponges or string-type mops and an all purpose cleaner. Vacuum cleaners are effective if no visible dust or debris from chipping or flaking paint is present. Don't use mops with a scrubber strip or powered buffing or polishing machines.

Wet scubbing and steam cleaning are acceptable cleaning methods for carpeted surfaces. Vacuuming with a standard sweeper is ok if debris from chipping or flaking paint is not visible.

Cleaning walls calls for wet soft cloths and all purpose cleaner or cleaner made specifically for lead. Do not use steel wool, scouring pads, abrasive cleaners or solvent cleaners that may dissolve paint.

Following simple guidelines and proper upkeep can help property managers avoid abatement--stripping everything down to the framework and permanently containing or removing lead hazards. Abatement is expensive and calls for a licensed contractor.

"The goal is to avoid abatement," Fleschman said. "It's a huge cost that would put most apartment owners out of business."

Lead-based paint in good condition is not usually hazardous, according to information from the Environmental Protection Agency. Jones reiterated cleanup and disposal are important.

"You don't want to put a Band-Aid on [the problem]," she said. "You want to be really careful that [cleanup] is done properly because there could be an outgrowth of other environmental issues."

RELATED ARTICLE: Abatement Guidelines

Abatement is often a last resort because of its costly nature. If abatement becomes necessary, however, finding a good licensed contractor is key. Ensure the contractor is working safely and properly and following the guidelines below when performing the four types of structural abatement--replacement, encapslation, enclosure and paint removal.</p> <pre> METHOD

WHERE IT IS BEST USED Replacement * Windows, doors and moldings * Any other easily removed component Encapsulation * Walls, ceilings and trim

* Curved surfaces Enclosure * Floors, pipes, ceilings, exterior trim, etc. Paint Removal Wet Scraping * Loose paint

* Should not be used as a removal method for

large areas Off-Site * Restoration of historic pieces Chemical Stripping * Doors, mantels, metal railings and trim Solvents * Metal substrates

* To clean residue left by other methods Heat Gun * Flat surfaces * To soften thick layers of paint (should not be operated above 1,100 degrees Fahrenheit) </pre> <p>Source: Environmental Protection Agency

For more information ...

The Lead PRE Rule is a federal regulation affecting construction contractors, property managers and others performing renovations for compensation in residential housing possibly containing lead-based paint. To access the Lead Awareness Program's handbook for contractors, property managers and maintenance personnel, go online to www.epa.gov/lead/interiorfinal2.pdf.