Lead Based Paint In DC Homes

It’s a job for the pros

There are a number of ways certified professionals can remediate lead based paint in Washington DC homes:

• Encapsulation of DC lead based paint is favored as the least expensive option for lead based paint remediation in Washington DC, and the one requiring the smallest investment of time and effort. Many DC Metro rehabbers use the encapsulation method and you’ll notice examples of this in period homes throughout the region when you see overpainted baseboards and other trim, window frames and doors carrying multiple layers of paint with old drips and flaws glossed over by a new coat of paint rather than being stripped and sanded. This is likely because the rehabber didn’t want to deal with the expense of lead paint removal. Encapsulation is simply coating the paint with a special sealant that you can roll or brush on. The downside? Sealant can be worn or chipped off over time. There is also an aesthetic downside. You’ll be unable to remove the layers of paint beneath the sealant. Often we see trim and moldings that have many layers of paint built up, some less than perfect (drips, gouges, uneven layers, etc.) and you won’t be able to correct those imperfections. Encapsulation sealants start at about $35 per gallon. The amount you’ll need will depend on the amount of woodwork in the home;
• Enclosure is also a popular method of dealing with lead-based paint associated with DC real estate. Enclosure involves covering the old material with new, whether drywall or cladding. The downsides to this method are that you’ll lose some small increment of space to the addition of a new surface, curved and ornate surfaces will be difficult or impossible to cover (the encapsulation method can be used for these) and if you remove the new surface, you’ll have to deal with the problem all over again. Cost will depend on the surfaces requiring enclosure in your DC Metro home and the enclosure product you choose;
• Removal and replacement are the most effective ways to deal with lead based paint, also the most expensive options in the short term. In the long term, they become more cost effective since you’ll have to do it only once and removal/replacement will enhance the resale value of your DC real estate. Removal should be performed by a licensed, certified professional familiar with DC real estate. The contractor may employ a variety of methods including wet scraping and wet sanding (which requires specialized sanding equipment), wire brushing and the use of liquid stripping products and tools. There are prohibited methods of removing lead-based paint, such as machine sanding without the proper HEPA sanding equipment, power washing or sand blasting without the appropriate containment equipment and strategies, burning and torching. There are laws that apply to lead-based paint removal and you’ll be required to adhere to them. Replacement involves removal of the contaminated surfaces and installing new ones. There are prescribed methods of doing this, as well.

What about DC lead based paint that isn’t chipping, peeling or flaking? Experts say if the lead-based paint surfaces in your home are in good condition, and if there are no children under the age of 6 in the home, you may be able to leave things as they are and monitor the surfaces for changes. If you put your home on the market, you’ll be required to disclose the existence of DC lead-based paint if you know it exists, and lead based paint disclosures are required when selling real estate in the DC Metro region.