Home / Questions About Lead-Safe Painting for Pre-1978 Pasadena Homes

What to Ask a Painter About Lead-Safe Work

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If your house was built before 1978, there is a good chance that some of its older layers of paint contain lead. That describes a large share of Pasadena's housing, from early Craftsman bungalows to many mid-century homes. Paint that is intact and undisturbed is one thing. Paint that is scraped, sanded or cut during preparation can release dust that is hazardous, especially to young children and pregnant women. That is why the federal EPA Renovation, Repair and Painting rule, usually called the RRP rule, exists.

As the homeowner hiring the work, you do not need to become an expert in lead safety. You do need to ask the right questions and recognize when the answers fall short. This page is a practical guide to those questions.

What the RRP rule requires, in plain terms

For compensated renovation, repair and painting work that disturbs painted surfaces in pre-1978 housing above certain minimum areas, the RRP rule requires that the firm be EPA certified, that the work be performed or directed by a certified renovator, and that specific lead-safe work practices be followed. Before work begins, the firm must give you the EPA's lead hazard information pamphlet. Painting preparation on an older house very commonly exceeds the minimum areas, especially on exteriors and on trim.

Some homes may have been tested and documented as lead-free, and some work may fall under small-area thresholds. Those are details to discuss with the contractor. The default for an older house is to assume the rule applies.

Questions about certification

Is your firm EPA RRP certified?

The rule requires both a certified firm and a certified renovator. Ask for the firm's certification and confirm it is current.

Who is the certified renovator for my job, and will they be on site?

The certified renovator is responsible for directing lead-safe work and training other workers on the job. Ask how often they will be present and who will be in charge when they are not.

Have the other crew members been trained in lead-safe practices?

Workers who are not certified renovators must receive on-the-job training from one. Ask how the contractor handles that.

Questions about the work practices

How will you contain the work area?

Expect a description of plastic sheeting on floors or the ground, sealed doorways or vents for interior work, and signs keeping people out of work areas. Outside, containment typically extends onto the ground around the area being prepared.

How will you remove old paint?

The RRP rule prohibits certain practices, including open-flame burning or torching of painted surfaces, and using power sanders or grinders without shrouds and HEPA vacuum attachments. It also restricts heat guns above a certain temperature. Ask which methods the crew will use, and listen for wet scraping, wet sanding, or equipment with HEPA dust collection.

How will you clean up each day and at the end?

Lead-safe cleanup uses HEPA vacuums and wet cleaning methods. Ordinary shop vacuums and dry sweeping can spread dust. Ask how the crew will clean, and how often.

How will you verify cleanup?

The rule includes a cleaning verification step after work, typically comparing disposable cleaning cloths to a verification card. Ask the contractor to explain it and whether you can be present.

How will you handle waste?

Paint chips, dust and used plastic should be bagged and removed properly, not left in your trash cans or swept into the garden.

Questions about your household

Which areas should my family stay out of, and for how long?

Children, pregnant family members and pets should stay out of work areas until cleanup and verification are complete. Ask the contractor for a clear plan.

What about the garden, play areas and vegetable beds?

For exterior work, ask how the crew will protect soil near the house. Lead dust settling in soil where children play or where you grow food is a real concern.

Can my family stay in the house during interior work?

The answer depends on the size and location of the work. For extensive interior preparation, some families choose to stay elsewhere until cleanup is complete.

Questions about paperwork

Will I receive the EPA pamphlet before work starts?

The firm must provide it, and many contractors ask you to sign an acknowledgment. Keep a copy.

Will you give me documentation of the lead-safe work performed?

Certified firms keep records of compliance, and they are required to provide certain information to the owner after work is finished. Ask what you will receive.

Is the lead-safe work included in the price?

Containment, specialized cleanup and verification take time and materials. Make sure the estimate includes them. An estimate for an older house that does not mention lead-safe work is either incomplete or assumes it will not be done.

Questions about neighbors and shared spaces

How will you keep dust from reaching the neighbors?

Many Pasadena lots are narrow, with houses, fences and driveways close together. Exterior preparation near a property line can send dust and chips over it. Ask how the crew will contain work on the side of the house closest to a neighbor, and what they will do on windy days, when containment is harder to keep in place. If you live in a duplex or a unit with shared walls or common areas, ask how shared spaces will be protected and whether other residents need to be told before work starts.

Answers that should concern you

• A claim that the rule does not apply to painting.
• A claim that lead is only an issue for demolition.
• A promise to "just be careful" with no described method.
• An offer to lower the price by skipping containment.
• Uncertainty about who holds the certification.

Any of these is a reason to look elsewhere. The rule applies to painting preparation on older homes, and a contractor unfamiliar with it is not prepared for your house.

Testing before you hire

If you are unsure whether your older house has lead paint, testing can clarify things. A certified inspector or risk assessor can test surfaces, and a certified renovator can use recognized test kits on surfaces to be disturbed. A documented lead-free result for specific components may change what the rule requires for that work. Ask the contractor whether they recommend testing and who would perform it.

Beyond the federal rule

California also has its own lead-related requirements, including separate certification for certain lead hazard work such as abatement, and the state and local health departments offer resources for homeowners. If your project goes beyond ordinary painting preparation, ask whether any state requirements apply.

Lead-safe work adds cost and time, and it is one of the most important things you can insist on when hiring a painter for an older Pasadena home.