If your home tests positive for lead paint, it’s time to take immediate action. Removal, encapsulation, or enclosure: what are the differences, which one is best for you, and why is it best to call a pro? I’ll go through all your lead paint abatement options below.
Can You Remove Lead Paint Yourself?
No. Don’t remove lead paint yourself. In the words of Craig Lloyd of Lloyd Handyman in Atascadero, CA, when you want to remove lead paint, “it’s time to bring in the professionals who will use air scrubbers and wear hazmat suits while removing the paint.”
What makes removing lead unsafe? “Lead paint becomes a problem when it flakes off or you sand it down to remove it, thereby turning it into a fine dust that can be inhaled,” Lloyd continues.
Likewise, Anthony Williams of Pillar Management Group in Miami, FL, warns, “Don’t sand or scrape it dry. That spreads toxic dust.”
Once inhaled or accidentally ingested, lead particles enter the bloodstream and cause serious health problems, particularly in children and pregnant and nursing women. Those problems include developmental delays, neurological issues, and organ damage. Clearly, it’s not a renovation project to take lightly, so it’s best to call a pro.
To deal with abatement, Williams advises you to use a lead-safe certified contractor. “I got my cert back in the day—it’s like OSHA’s edgy cousin,” he adds.
Depending on your location, DIY may even be illegal: In some states, it’s illegal to handle lead-related projects on your own or even to hire a non-certified pro. This also applies to lead encapsulation and enclosure.
Several states follow the Environmental Protection Agency (EPA)’s Renovation, Repair, and Painting (RRP) Rule, which mandates that professionals working with lead-based paint must be properly certified. In some states, such as Delaware, individuals need to be certified as well.
Other states have extra regulations that further complicate lead renovation projects. For example, in Virginia, contractors must notify the Department of Labor and Industry at least 20 days before starting any lead-related work. Then they need to obtain a permit and pay a fee.
The bottom line: Don’t remove lead paint yourself, and ensure you check your local regulations before planning any lead abatement project.
Option 1: Complete Lead Paint Removal
| Estimated Cost | $8 to $17 per square foot for only removing the lead paint, or $1,000 to $15,000 for a home renovation |
| Best For | Long-term safety, permanent lead removal, deteriorating paint, homes with children or pregnant or nursing women |
Pros: Complete lead removal eliminates the risk of contamination once and for all. To give you more insight about what that means, I spoke to Philip, a former construction contractor of 14 years, who worked in Richmond and Nottoway, VA.
“I would definitely recommend full removal compared to encapsulation when practical,” Philip said. “Not because encapsulation doesn’t work, but because removal is a permanent solution rather than a temporary one that needs reapplication over time.”
Further, the property management, maintenance, and construction expert Anthony Williams also advises that “encapsulation is one option, but full removal is safest if it’s chipping or in high-contact areas.”
Unlike encapsulation and enclosure, complete lead removal permanently addresses the issue by eliminating lead-based hazards from the source. You may be able to strip the lead paint alone or fully renovate your home to renew your entire living space. In addition, this project may improve your home and even add value.
Cons: On the downside, it’s the most expensive option and the most challenging.
Option 2: Lead Paint Encapsulation
| Estimated Cost | $1 to $10 per square foot |
| Best For | In-tact paint that’s not at risk of being disturbed in the future, short-term solution |
Pros: Encapsulation is usually the quickest and least expensive abatement method. It involves painting over lead paint with a special coating that will seal it, preventing it from peeling and flaking off. Lloyd stresses that it’s the safest method for those on the job, because they won’t disturb the lead and thus come across dangerous lead particles in the process.
Cons: As the experts said earlier, encapsulation, even when it’s safe to do, is still more of a short-term solution.
If you or anyone else ever does any renovations to the home, or if any unforeseen problems arise, like weather damage or structural shifts, the protective measures will be compromised. Even frequent traffic and friction, like closing doors and windows, pose a risk of breaking down the barrier.
You’ll need to monitor the state of the encapsulant and maintain it often. If you want to sell your home, you’ll need to warn buyers that lead paint is present.
Can you DIY paint over lead paint? It’s safer to call a pro, but compared to other abatement options, lead paint encapsulation is the safest abatement method for DIY if you meet the criteria (i.e., it’s legal in your area, the lead paint is fully intact, etc.).
Which paint to use: The EPA only recommends flexible, strong, and flame-resistant encapsulants that are non-toxic; normal paint isn’t suitable. Encapsulants must fully and tightly cover the entire lead surface.
Read more: How to Paint Over Lead Paint
Option 3: Lead Paint Enclosure
| Estimated Cost | $6 to $13 per square foot |
| Best For | Short-term solution but longer-lasting than encapsulation |
Pros: Similarly to encapsulation, enclosure also provides a temporary barrier to contain lead hazards.
Instead of paint, a pro will install panels made of a durable material like vinyl or drywall. The seal of the new structure has to be airtight so that no dust or particles can escape and contaminate your home.
Enclosure is a relatively safe method for workers, too, as long as they’re fully equipped with knowledge and tools.
Cons: This method is somewhat more efficient and long-lasting than encapsulation, but still carries long-term risks. Any unexpected damage that exposes the lead paint will be a health hazard and will require immediate action. Renovations will expose the dangerous material, too.
Like encapsulation, you’ll need to monitor and possibly maintain this method. Plus, the materials used may be restricted by your local building or fire codes.
Since lead paint will still be present in your home, you’ll need to warn buyers about it if you ever want to sell it.
FAQ
Lead abatement is legally mandated in certain states under certain situations. For example, Ohio has passed a law mandating landlords to remove lead from homes they rent if their tenants have children.
Even if lead abatement isn’t mandated for you in your state, the EPA urges you to take action and eliminate health hazards.
No, it’s never safe. Although technically, intact lead paint doesn’t cause poisoning, it’s prone to peeling and chipping. Inhaling or ingesting pieces or dust of lead paint is a severe health hazard, especially to children and pregnant and nursing women.
Most importantly, keep vulnerable people, like children and nursing or pregnant women, away. If possible, seek temporary accommodation.
Don’t disturb the painted surfaces by sanding, scraping, drilling, or any other activities that could release lead dust or chips into the air. Clean surfaces regularly with a damp cloth or mop to reduce as much of the dust as possible. Wash your hands frequently and thoroughly, especially before meals, and ventilate the rooms well.
Leave Lead Removal to the Experts
“’When a client says, ‘That paint’s just peeling a little,’ I remind them lead poisoning doesn’t do ‘just a little,’” Williams notes. “Old lead paint is no joke. If you’re working in a home built before 1978, assume it’s lurking unless tested.”
The safest way to abate lead paint is by calling a certified professional, no matter the method. Even if it’s legal to encapsulate the paint yourself in your area, I wouldn’t risk it myself. Proper training and equipment are a necessity when dealing with serious health hazards.
Call a pro to deal with your lead paint today.
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Read more: How to Test for Lead Paint
Main Image: Lead paint removal. Photo Credit: Jamie Hooper / Adobe Stock
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