Lead Paint Safety in Older Homes: What Bay Area Homeowners Need to Know

If your home was built before 1978, there's a strong possibility it contains lead-based paint. This isn't a reason to panic, but it is something you need to understand—especially if you're planning a painting or renovation project that will disturb painted surfaces.

Lead paint that remains intact and well-maintained typically poses minimal risk. But when lead paint is sanded, scraped, or otherwise disturbed during renovation work, it creates toxic dust that poses serious health hazards, particularly to young children and pregnant women.

This guide explains what Bay Area homeowners need to know about lead paint: where it's likely to be found, what the health risks actually are, what federal regulations require, and most importantly, how to ensure any painting or renovation work in your older home is done safely and legally.

Understanding Lead Paint: History and Prevalence

Lead was added to paint for decades because it made paint more durable, dry faster, and resist moisture better. The problem? Lead is a neurotoxin that causes serious health effects, especially in developing children.

When Lead Paint Was Used

• Before 1950: Paints often contained very high lead levels (up to 50% lead by weight)
• 1950-1977: Lead content decreased but was still common in many paints
• 1978: The federal government banned lead-based paint in residential properties
• After 1978: Residential paint contains no added lead (trace amounts below 0.06% are not considered lead paint)

Homes Most Likely to Contain Lead Paint

Built before 1950: Almost certain to contain lead paint somewhere, often in multiple layers

Built 1950-1977: Very likely to contain lead paint, though probably at lower concentrations than older homes

Built 1978 or later: Should not contain lead paint from original construction, though renovations using old paint stock could have introduced it

In the Bay Area, many homes in Lafayette, Orinda, Moraga, Walnut Creek, and other established communities were built before 1978—meaning lead paint is widespread in the region's housing stock.

Where Lead Paint Is Most Commonly Found

Lead paint wasn't necessarily used on every surface. The most common locations include:

Exterior surfaces:

• Window and door trim
• Siding and exterior walls
• Porches, railings, and balusters
• Garage doors
• Fascia and soffits

Interior surfaces:

• Window sills and frames
• Door frames and doors
• Baseboards and crown molding
• Stair railings and banisters
• Built-in cabinets and shelving
• Radiators and heating elements

High-friction surfaces (where surfaces rub together):

• Window channels and sashes
• Door frames where doors close
• Stair treads

These high-friction areas are particularly concerning because normal use creates lead dust over time even without renovation activity.

Health Risks of Lead Exposure

Lead is toxic to everyone, but it poses the greatest risk to young children and pregnant women.

How Lead Exposure Happens

Lead dust: The most common and dangerous pathway. Sanding, scraping, or demolishing lead-painted surfaces creates microscopic dust particles that settle on floors, furniture, and surfaces. Children ingest this dust through normal hand-to-mouth behavior.

Paint chips: Peeling or chipping lead paint creates visible chips that young children may eat (lead paint often tastes slightly sweet).

Contaminated soil: Exterior lead paint that has deteriorated over decades accumulates in soil around the foundation, especially near windows and doors.

Household dust: In homes with intact but aging lead paint, friction surfaces create low levels of ongoing dust.

Health Effects

In young children (under 6 years):

• Developmental delays
• Learning difficulties and reduced IQ
• Behavioral problems
• Hearing and speech issues
• Slowed growth
• Anemia

Even low levels of exposure can cause these effects. There is no safe blood lead level in children.

In adults:

• High blood pressure and cardiovascular effects
• Reproductive problems
• Kidney damage
• Nervous system effects

In pregnant women:

• Risk of miscarriage
• Premature birth
• Lead crosses the placenta and affects fetal development

The Good News

Lead paint that's in good condition (not peeling, chipping, or deteriorating) and not on friction surfaces poses minimal risk. Many homes have safely contained lead paint for decades.

The risk arises primarily when:

• Renovation work disturbs lead paint
• Paint deteriorates and creates chips or dust
• Friction surfaces generate ongoing dust

Proper precautions during renovation eliminate or dramatically reduce exposure risk.

Federal Lead Paint Regulations: The RRP Rule

The EPA's Renovation, Repair, and Painting (RRP) Rule establishes requirements for working in homes built before 1978.

What the RRP Rule Requires

Any contractor performing renovation, repair, or painting work that disturbs more than 6 square feet of painted surface per room (or 20 square feet on exteriors) in a home built before 1978 must:

1. Be EPA Lead-Safe Certified

The firm must be certified by the EPA as a Lead-Safe firm. Individual workers must complete EPA-approved training (8-hour initial course with 4-hour refreshers every three years).

You can verify a contractor's certification at the EPA website or by requesting their certificate.

2. Provide the EPA Lead Hazard Pamphlet

Before starting work, contractors must provide homeowners with the EPA pamphlet "Renovate Right: Important Lead Hazard Information for Families, Child Care Providers and Schools."

3. Follow Lead-Safe Work Practices

Certified contractors must use specific work practices to contain lead dust:

• Post warning signs and restrict access to work areas
• Contain work areas with plastic sheeting
• Use methods that minimize dust (wet scraping rather than dry sanding, HEPA vacuums)
• Clean work areas thoroughly using approved methods
• Dispose of waste properly
• Verify cleanup through visual inspection and, in some cases, dust testing

4. Document Compliance

Contractors must maintain records of training, certification, and compliance for three years.

Penalties for Non-Compliance

Contractors who fail to comply with RRP requirements face:

• Civil penalties up to $37,500 per violation
• Criminal penalties for knowing violations
• Liability for lead exposure damages

Homeowners who hire uncertified contractors may face difficulties if lead contamination is discovered later.

Homeowner Exemptions

Owner-occupants performing DIY work in their own homes are exempt from RRP requirements (though lead-safe practices are still highly recommended for health protection).

Homeowners hiring contractors must hire certified firms—there's no exemption for hiring contractors.

Lead-Safe Work Practices for Painting Projects

When you hire a contractor for work in a pre-1978 home, they should follow these lead-safe practices:

Before Work Begins

Testing and assessment: The contractor should assume lead paint is present unless testing proves otherwise. Lead testing involves lab analysis of paint chips or using X-ray fluorescence (XRF) analyzers.

Notification: You'll receive the EPA "Renovate Right" pamphlet and sign acknowledgment.

Work area setup: The contractor establishes containment:

• Seals work areas with plastic sheeting taped to walls, floors, and doorways
• Places warning signs
• Removes or seals furniture and belongings
• Shuts off HVAC to prevent dust spread
• For exterior work, covers ground with plastic extending 10 feet from the house

During Work

Dust minimization methods:

• Wet scraping instead of dry scraping
• Wet sanding or using HEPA sanders (not regular sanding)
• Misting surfaces before scraping
• Avoiding aggressive techniques that create more dust
• Using HEPA-filtered vacuums for cleanup

Containment maintenance:

• Keeping plastic barriers intact
• Preventing tracking debris out of work areas
• Containing all waste in heavy-duty bags

Prohibited practices (methods that create excessive lead dust):

• Open-flame burning or torching painted surfaces
• Dry scraping or sanding (except in very small areas)
• Using heat guns above 1100°F
• Power sanding or grinding without HEPA attachments
• Using high-pressure power washing

After Work

Thorough cleaning:

• HEPA vacuuming all surfaces (floors, walls, window sills)
• Wet wiping all surfaces with detergent
• Re-vacuuming
• Visual inspection to ensure no dust or debris remains

Waste disposal:

• Sealing all waste (paint chips, drop cloths, debris) in heavy-duty bags
• Disposing of waste according to local regulations
• Cleaning tools before removing from contained area

Verification:

• Visual inspection confirming no dust or debris
• Some jurisdictions or contracts require dust wipe testing to verify safe lead levels

Questions to Ask Contractors About Lead Safety

When hiring a contractor for work in a pre-1978 home, ask these questions:

About Certification

• Is your company EPA Lead-Safe Certified? (Request to see the certificate)
• Are your workers individually trained in lead-safe practices?
• When does your certification expire?
• Can you provide proof of current certification?

About Work Practices

• How will you contain the work area?
• What methods will you use to minimize dust?
• What cleaning procedures will you follow?
• How will you dispose of waste?
• Will you provide the EPA "Renovate Right" pamphlet?

About Experience

• How many lead-safe projects have you completed?
• Have you ever had any EPA violations or citations?
• Can you provide references from other projects in pre-1978 homes?

Red Flags

Walk away from contractors who:

• Claim lead paint "isn't a big deal" or "doesn't apply to small projects"
• Say certification isn't necessary for painting projects
• Offer to work cheaper if you waive lead-safe requirements
• Can't provide proof of current EPA certification
• Suggest dry sanding or aggressive removal methods

Lead Testing: When and How

You may want to know for certain whether your home contains lead paint before starting a project.

Testing Options

1. Professional risk assessment: A certified risk assessor or inspector evaluates your entire home, tests paint samples in a lab, and provides a comprehensive report of lead paint locations and recommendations. Cost: $300-800 depending on home size.

2. XRF testing: Certified professionals use portable X-ray fluorescence analyzers to instantly test painted surfaces without damaging them. Results are immediate. Cost: $200-500 depending on number of surfaces tested.

3. DIY test kits: Home improvement stores sell lead test swabs (around $10-30 per kit). These provide rough indication but aren't as reliable as lab testing or XRF. They're useful for quick screening but can produce false negatives.

4. Lab analysis: You can collect paint chip samples yourself (following EPA guidance) and send them to certified labs for analysis. Cost: $20-50 per sample.

When Testing Makes Sense

Before major renovation: If you're planning extensive work, knowing exactly where lead paint exists helps contractors plan containment.

Before buying a home: Pre-1978 homes require lead paint disclosure, but testing gives you specifics beyond disclosure.

If young children are present: Knowing lead locations allows you to address high-risk areas (peeling paint, friction surfaces) proactively.

For peace of mind: Some homeowners simply want to know what they're dealing with.

When to Assume Lead Is Present

For most painting projects in pre-1978 homes, contractors assume lead paint is present and follow lead-safe practices regardless of testing. This is often more practical and cost-effective than testing, especially when:

• The home was definitely built before 1978
• Work will disturb painted surfaces
• The project scope is limited (single room, exterior painting)

Assuming presence and working safely eliminates testing costs and doesn't delay the project.

Special Considerations for Different Projects

Different project types present different lead paint considerations.

Exterior Painting

High lead paint likelihood: Exteriors almost always have lead paint in pre-1978 homes, often in multiple layers.

Large surface areas: Scraping and sanding create significant potential for dust generation.

Soil contamination: Decades of deteriorating lead paint have likely contaminated soil around the foundation.

Lead-safe approach:

• Full containment with ground plastic extending 10 feet from work area
• Wet scraping and HEPA vacuuming
• Soil testing and potential remediation (removing contaminated soil)
• Power washing at pressures below 600 PSI (higher pressure aerosolizes lead)

Interior Painting

Variable lead presence: May or may not contain lead depending on original finishes and renovation history.

Contained spaces: Easier to control dust in interior rooms with proper sealing.

High exposure risk if dust created: Interior dust exposure is direct and immediate.

Lead-safe approach:

• Room-by-room containment with plastic barriers
• HEPA vacuuming and wet wiping
• Particular care around windows (high lead paint likelihood)

Window Restoration

Highest lead paint risk: Windows almost always have lead paint in pre-1978 homes.

Friction surfaces: Window channels create ongoing dust even without renovation.

Complex containment: Windows are harder to contain than flat walls.

Lead-safe approach:

• Complete window containment with plastic catch cloths
• Wet scraping only
• Careful cleaning of sills, channels, and surrounding areas
• Consider full window replacement to eliminate lead hazard permanently

Cabinet Refinishing

Variable lead presence: Depends on original cabinet finish and renovation history.

Contained project: Usually limited to one room, easier to contain.

Stripping hazards: Chemical strippers for cabinets can increase lead exposure if lead paint is present.

Lead-safe approach:

• Test cabinets before stripping
• Full kitchen containment if lead is present
• HEPA sanding only
• Thorough cleaning before kitchen returns to use

Protecting Your Family During Lead-Safe Projects

Even with proper contractor practices, additional precautions protect your family:

During Work

• Keep children and pregnant women away from work areas entirely
• Don't allow eating, drinking, or smoking in work areas
• Keep work areas sealed off from living spaces
• Ensure HVAC is turned off to prevent dust spread
• Have children and pets stay elsewhere if extensive work is underway

After Work

• Don't allow re-entry until cleaning is complete and verified
• Wash children's toys and play items that may have been exposed
• Damp-wipe surfaces in adjacent rooms that may have been affected
• Launder work clothing separately from household laundry
• Have children wash hands frequently, especially before eating

Long-Term

• Maintain painted surfaces in good condition to prevent lead dust generation
• Address peeling or chipping paint promptly using lead-safe methods
• Regularly wet-mop floors and wet-wipe window sills in older homes
• Plant grass or cover contaminated soil around exterior of home
• Test children's blood lead levels if you have concerns about exposure

How Lamorinda Painting Handles Lead Paint Safety

At Lamorinda Painting, we take lead paint safety seriously. We're EPA Lead-Safe Certified and follow all federal requirements when working in pre-1978 homes.

Our lead-safe process includes:

1. Upfront disclosure: We assume lead paint is present in all pre-1978 homes and inform you of our lead-safe practices during the estimate.

2. EPA compliance: We provide the required "Renovate Right" pamphlet and documentation before starting work.

3. Proper containment: We seal work areas with plastic sheeting, post warning signs, and prevent dust spread to other areas of your home.

4. Dust minimization: We use wet scraping methods, HEPA vacuums, and avoid techniques that create excessive dust.

5. Thorough cleaning: We HEPA vacuum and wet-wipe all surfaces, perform visual inspection, and ensure no dust or debris remains before considering the job complete.

6. Proper disposal: We seal and dispose of all waste according to regulations.

7. Documentation: We maintain records of our work practices and compliance.

Our 6-year workmanship warranty stands behind all our projects, including those requiring lead-safe practices. We never cut corners on safety to save time or money.

Frequently Asked Questions

How do I know if my home has lead paint?

If your home was built before 1978, assume it contains lead paint unless testing proves otherwise. Homes built before 1950 almost certainly contain lead paint. The only way to know for certain is through testing by certified professionals or lab analysis of paint samples. For renovation projects, most contractors simply assume lead is present and work safely rather than delaying for testing.

Is lead paint dangerous if it's not disturbed?

Intact, well-maintained lead paint that's not peeling, chipping, or on friction surfaces poses minimal risk. The danger arises when lead paint is disturbed through renovation, deterioration, or friction. If you have lead paint in good condition, maintain it properly and address any deterioration promptly using lead-safe methods.

Can I do my own work in my home if it has lead paint?

Yes—owner-occupants are exempt from EPA RRP requirements when doing DIY work in their own homes. However, lead-safe practices are still strongly recommended to protect yourself and your family. If you're pregnant, have young children, or lack experience with lead-safe methods, hiring certified professionals is safer.

How much does lead-safe painting cost compared to regular painting?

Lead-safe practices add 10-20% to project costs due to additional setup time, specialized containment, HEPA vacuuming equipment, thorough cleaning requirements, and waste disposal. However, this is a legal requirement and health necessity for pre-1978 homes, not an optional upgrade. Reputable contractors include these costs in their estimates for pre-1978 homes.

What happens if my contractor isn't lead-safe certified?

You're hiring an unlicensed contractor violating federal law, which exposes you to potential liability if lead contamination occurs. Additionally, contractors who ignore lead regulations often cut other corners as well. Always verify EPA certification before hiring for work in pre-1978 homes.

Do small projects require lead-safe practices?

Yes, if they disturb more than 6 square feet of painted surface per room (interior) or 20 square feet (exterior). Many homeowners think small projects are exempt, but EPA rules apply to most renovation work. Even changing a single window or painting one room typically exceeds the threshold.

Can lead paint be encapsulated instead of removed?

Yes. Encapsulation—painting over lead paint with special encapsulating primers and paints—is often safer and more cost-effective than removal. As long as surfaces are in good condition (not peeling or deteriorating), encapsulation contains the lead safely. This is the approach most contractors use for painting projects.

Should I have my children's blood tested after renovation work?

If proper lead-safe practices were followed, testing usually isn't necessary. However, if you have concerns—particularly if work wasn't done by certified contractors or if you notice dust wasn't properly contained—consult your pediatrician about blood lead testing. Testing is more commonly recommended if children showed symptoms of exposure or if extensive renovation occurred.

Protecting Your Home and Family

Lead paint in older homes is manageable when you understand the risks and work with certified contractors who follow proper safety protocols.

If you're planning a painting project in a pre-1978 Bay Area home, don't let lead paint concerns stop you from updating your space. Just make sure you hire contractors who take safety seriously and comply with all regulations.

At Lamorinda Painting, we've safely completed hundreds of projects in Lafayette, Orinda, Moraga, Walnut Creek, and throughout the East Bay's historic neighborhoods—many in beautiful older homes built well before 1978.

We're EPA Lead-Safe Certified, fully licensed and insured, and committed to protecting your family's health while delivering the high-quality painting results you expect.

Contact us today for a free estimate on your painting project. We'll discuss any lead paint considerations specific to your home, explain our safety practices, and provide transparent pricing that includes all required lead-safe work practices.

Your home deserves a beautiful update. Your family deserves to stay safe. With the right contractor, you get both.