Feature

Building Code Changes for Rentals with Lead-Based Paint

by Joe Walseth

The San Francisco Building Code (section 3407) requires specific work practices and notifications when doing maintenance and repairs that may disturb lead-based paint on the exterior of any building built before 1979. These requirements are also now applicable to interior work in buildings built before 1979 with certain occupancy classifications (E3, R1, and R3), which include apartment houses, childcare facilities, hotels/motels, congregate residences and other residential units.

Before engaging in any interior or exterior painting, remodeling or significant repairs, owners must provide residential tenants with the U.S. EPA pamphlet, "Protect Your Family from Lead in Your Home" (a copy can be downloaded from www.epa.gov or obtained by calling 415-947-4164). If the pamphlet was previously provided to tenants (usually at the beginning of tenancy), it is not necessary to give it to them again.

Exterior work on a pre-1979 building requires notification of the Department of Building Inspection (DBI) if 100 or more square feet or 100 or more linear feet of lead-based paint will be disturbed. DBI does not need to be notified prior to doing interior-paint related work. However, both exterior and interior work requires property owners to notify residential occupants at least three days before work begins. Exterior work also requires the property owner to notify owners of adjacent properties that work involving potentially lead-based paint will be done. Contact DBI (415-558-6598) for details regarding notification and to obtain required signs communicating that lead-based paint work is in progress.

The building code requires that both exterior and interior work employ containment and/or barrier systems to prevent paint dust and debris from traveling beyond the regulated work area and that access to the regulated work area be restricted. Containment and barrier systems usually include the use of disposable plastic sheeting (at least 6-mils thick) to protect the ground, floor or other interior surfaces, and to seal off windows, doors and ventilation openings. All visible paint chips and dust must be removed before completing work or when access to the regulated work area is required.

Also note that the following work practices are prohibited:

open-flame burning or torching;
heat guns without containment and barrier systems, or operating above
1,100 degrees Fahrenheit, or that cause paint to char;
hydro-blasting or high-pressure washing without containment and
barrier systems; and
dry manual sanding or scraping, machine sanding or grinding, or abrasive blasting or sandblasting without containment and barrier systems or a HEPA vacuum local-
exhaust tool.

Although not required, someone lead-certified by the California Department of Health Services (CDHS) should perform any maintenance and repair work that may disturb lead-based paint, to ensure that the work is done safely. Before hiring anyone to do this work, ask them to explain how they will:

avoid creating dust;
enclose the work area to contain dust and debris;
thoroughly clean up the work area after finishing the job; and
properly dispose of any waste created by the job.

A list of lead-certified professionals may be obtained at www.dhs.ca.gov (use search words "lead certified professionals") or by calling 800-597-5323.

The opinions expressed in this article are those of the author and do not necessarily reflect the viewpoint of the SFAA or the San Francisco Apartment Magazine. Joe Walseth works for the Department of Public Health Childhood Lead Prevention Program. He can be reached at 415-554-8930. © Copyright 2005 by San Francisco Apartment Magazine. All rights reserved