A lead-based paint inspection consists of testing all readily accessible painted or coated building components on the interior and exterior of a building to determine the presence or absence of lead-based paint.

Methodology & Applicable Regulations A lead-based paint inspection conducted in Virginia must be conducted in accordance with the United States Housing and Urban Development (HUD) Guidelines for the Evaluation and Control of Lead-Based Paint in Housing, revised October 1997 for single family housing; the Code of Virginia Lead-Based Paint Activities Regulations Title 54, Chapter 5; and the United States Environmental Protection Agency (EPA) guidelines.  These regulations specify a positive determination of lead in paint when the lead content is equal to or greater than 1.0 milligram of lead per square centimeter of painted surface (mg/cm2) when measured by X-ray Fluorescence (XRF). The inspection must be conducted by a licensed Lead Risk Assessor or licensed Lead Paint Inspector. Each state is slightly different in regards to specific regulations so be sure to check with your state. Some states’ regulations are more stringent than the EPA or HUD regulations and in such cases the more stringent regulations must be followed

Building components are analyzed for lead content by a LPA-1 X-Ray Fluorescence (XRF) Analyzer with a Cobalt 67 Source to measure the lead content of surface coatings on representative homogenous building components. This instrument is non-destructive in obtaining the required results of the painted surfaces tested. The principal of operation utilizes X-ray Fluorescence (XRF).  X-ray Fluorescence is the production of x-rays on the molecular level.  In the process of XRF analysis, as applied to XRF assay devices, gamma photons from a sealed radioactive source (Co57) bombard the atoms of the lead-based paint.  A readjustment of the electrons is accompanied by a decrease in the energy of the atom, and an x-ray photon is emitted with energy just equal to this decrease. The XRF analyzer is calibrated before and after each inspection per the manufacturer’s specifications. A common misconception is that only the top layer of paint is tested. The XRF will read through multiple layers of paint down to the original substrate to determine the presence or absence of lead-based paint.

The construction materials in the building are noted. Conditions of the painted surfaces are documented and homogeneous building components are identified. A homogeneous component is a building material that is uniform in color, texture, application, and appears identical in every respect. Room equivalents are identifiable parts of a building (such as a room or a hallway) and are assumed the same if the areas are considered homogeneous. The perimeter walls are identified as A, B, C and D.  Side A is the front side.  Sides B, C and D are identified clockwise from Side A while facing the structure. Site floor plans are developed to identify the perimeter walls for each floor plan.

Findings and Recommendations The report consists of a visual survey and XRF analysis of the readily accessible areas of the painted or coated building components tested on the interior and exterior of the building. The presence or absence of lead-based paint or lead-based paint hazards applies only to tested or assessed surfaces on the date of the field visit. Conditions of painted surfaces may change due to deterioration, direct damage, or lack of maintenance. Ongoing monitoring by the owner is necessary when lead-based paint is present.

Lead-based paint as defined in the HUD regulation is any lead concentration above 1.0 mg/cm2 when XRF tested and 0.5% by weight when laboratory tested. The lead inspection report will reveal whether painted building components exceed the Federal Lead Standard of 1.0 mg/cm2 and are therefore considered to contain lead-based paint or fall below the Federal Lead Standard and do not contain lead-based paint. The written report will contain recommendations should building components contain lead-based paint. If no lead-based paint is identified, nothing further is required in regards to lead-based paint. When lead-based paint is identified and there is deteriorated paint (paint is cracking, chipping, chalking, peeling, etc.), then the next step is to conduct a Lead-based Paint Risk Assessment which determines the hazards or risk level associated from deteriorated lead-based paint.