Buyer guide

Lead-based paint

If the home was built before 1978, it may have lead-based paint. Here's why it matters, what the seller has to tell you, how to test for it, how it gets fixed and who fixes it — and how to live safely with it.

The basics

Why lead paint matters

Lead was banned from household paint in 1978. Homes built before then may have it — and the older the home, the more likely. Georgia EPD notes that homes built before 1950 are especially likely to have lead paint, and it can also be in old varnishes and shellacs.

Many of the homes we love in Athens and Northeast Georgia — Five Points cottages, mill houses, mid-century ranches, historic farmhouses — were built before 1978. Lead paint is very common in them and isn't a reason to walk away. It's a reason to know what you have and handle it the right way.

Who's at risk

  • Young children are most at risk — lead can affect brain development, learning and behavior, and the damage can't be undone.
  • Pregnant women, since lead can reach the baby.
  • Lead paint is mainly a hazard when it's peeling, chipping, or turned into dust — by friction (windows, doors), wear, or sanding and renovation.
  • Intact paint in good condition is a much lower risk.

Federal law

What the seller must disclose

For homes built before 1978, federal law requires these steps before you sign the contract:

Known lead paintThe seller must disclose any known lead-based paint or lead hazards, where they are and their condition.
Records & reportsThe seller must hand over any lead reports or records they have.
The EPA pamphletYou'll get the EPA's Protect Your Family From Lead in Your Home. Read it now ↗
Warning statementA Lead Warning Statement is attached to your contract, signed by buyer, seller and agents.

Your 10-day right to test

Federal law gives you 10 days to have the home tested for lead by a certified professional. You and the seller can agree in writing to a longer or shorter period, or you can waive it. In Georgia, this testing normally happens during your due diligence period — we'll help you decide whether it's worth it for your home.

Most homes built in 1978 or later aren't covered, and a seller's disclosure only covers what they know — "no known lead paint" doesn't mean there isn't any.

EPA: real estate lead disclosure rules ↗

On a showing or inspection

What to look out for

Higher-risk spots

  • Windows — sashes and sills rub every time they open, grinding paint into dust. The most common hazard.
  • Doors, stairs and railings — friction and impact surfaces.
  • Porches and exterior trim — weathered, peeling paint.
  • Soil around the house — where old exterior paint has flaked or been scraped.
  • "Alligatored" paint — cracked in a scaly pattern, a sign of many old layers.

Questions to ask

  • When was the home built? Is the age on the listing confirmed by tax records?
  • Has it ever been tested? Ask for any reports.
  • Were windows replaced, or was lead paint removed or encapsulated? By a certified contractor, and is there paperwork?
  • Have there been recent renovations, sanding or pressure washing? Dust from those can linger.
  • Any old plumbing? Lead can also come from older service lines and solder — ask the water utility about the home's service line.

Testing a home

How to find out if a home has lead

A standard home inspection doesn't test for lead. If you want answers, hire a Georgia-certified lead inspector or risk assessor.

Where's the lead?

Lead inspection

Tests painted surfaces throughout the home — often with an XRF analyzer that reads lead without damaging paint — and tells you where lead-based paint is. It doesn't tell you whether it's a hazard right now.

Is it a hazard?

Risk assessment

Looks at paint condition and tests dust and soil to find actual lead hazards today, and tells you what to do about them. Often the most useful for a family with young kids.

Homeowners

DIY test kits

Hardware-store swab kits can show lead on a surface you're about to work on. They're not a substitute for a certified inspection.

Not for buyers under contract. Use a certified inspector or risk assessor instead.

Georgia-certified lead professionals ↗ Georgia DPH: lead poisoning prevention ↗

Fixing it

How lead paint gets fixed — and who fixes it

Abatement permanently deals with lead-based paint: removing it, sealing it under a special coating (encapsulation), enclosing it behind new materials, or replacing the painted part — often old windows. EPA notes that simply painting over lead paint with regular paint doesn't permanently fix it.

Lead-safe repairs — fixing peeling paint the right way, replacing friction surfaces, and thorough cleanup — can greatly reduce the hazard when full abatement isn't needed.

Many buyers simply plan for it: replace old windows, repaint exterior trim lead-safely, and keep painted surfaces in good shape.

Who fixes it

  • Abatement must be done by a Georgia-certified lead abatement contractor.
  • Renovation, repair and painting that disturbs paint in a pre-1978 home — including pressure washing — must be done by a contractor certified under Georgia's RRP (Renovation, Repair & Painting) rule, using lead-safe work practices.
  • Ask any contractor for their lead certification before work starts on an older home.
Georgia RRP rule ↗ Painters we trust

After you move in

Living safely in an older home

Keep paint intactWatch for peeling or chipping, especially on windows, porches and trim, and fix it lead-safely.
Control dustWet-wipe window sills and floors regularly and use a HEPA vacuum. Don't dry-sand or dry-scrape.
Hire certified prosAny work that disturbs old paint — including pressure washing — should be done by an RRP-certified contractor.
Test the kidsGeorgia EPD advises having children tested for lead if you live in a home built before 1978. Ask your pediatrician.

Under contract

Lead paint during your purchase

  1. Check the year built. If it's before 1978, you'll receive the lead disclosure, the EPA pamphlet and the warning statement before you sign.
  2. Read the seller's disclosure and ask for any lead reports or abatement paperwork.
  3. Decide on testing. If you have young children or are planning a renovation, a certified lead inspection or risk assessment during due diligence is worth considering.
  4. Plan your projects. Budget for lead-safe window replacement, paint stabilization or abatement, and hire certified contractors.
  5. Remember: lead paint is common in older homes and manageable. Knowing about it is what matters.
Home inspections guide Under-contract checklist

Resources

Learn more

Good to know: this page is general information, not medical, legal or environmental advice. Talk with a Georgia-certified lead professional about your specific home, and your doctor about lead testing for your family.