Advice for Small Coop Dealing with HPD Lead Violation?

One of the owners in our small coop has received a bunch of lead paint violations after an HPD inspection. The coop (and the individual unit owner) are looking to consult with or hire an individual or firm that has experience in dealing with HPD to insure that we are in compliance with all the rules, regulations and procedures as this is new territory for us. The building’s attorney suggested we contact a violations expert, not for abatement, but just to make sure we are in compliance. Has anyone here dealt with this issue and hired someone to monitor the process and HPD interactions?

huesos

in Dept. of Buildings (DOB) 1 month ago

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cate | 4 weeks ago

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Wow, Opoddubnaya, thank you for this excellent and thorough information.

opoddubnaya.bootsoft | 1 month ago

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OK. I am here.
I have nothing to tell about HPD violations – we did not have ANY.
Brief story: our tenants pediatrician ran some test on their baby and discovered that lead level was 2.8 0.3 above the threshold.
Pediatrician told parents to call landlords immediately and demand to have apartment tested,
With new laws we had to anyhow ( however we still had till the end of the year by city Law 111). They also demanded we test water and to dust test in addition to xrf test.
We paid for all tests (even if our obligation was to do xrf test only).

All finding did not require any actions from us – water and dust were totally negative, some items in the apartment ( house was built in 1885 and we preserved and restored a lot of original details) were positive in reading but all surfaces were freshly painted and intact.

In a meantime it turned out that baby’s positive test was erroneous: real test turned out negative.

what we did:
1. My husband and our contractor ( the guy with a small crew who does all renovation and cosmetic jobs that does not require a professional plumbing and electrical licenses) took a one week EPA RRP courses and both got RRP licenses to work in renovation where the lead paint is present. You can google it. It is about $500.
It is different from abatement licenses. If you do not have have a big area that you are going to open and let lead dust fly around ( more the 10sf) and do not plan to open and scrape all internal layers of paint on the large area – you do not need abatement, period.
2.There were some doors that were in good condition and paint intact but had reading 2-2.5 micrograms to sqr/sm.
EPA threshold is 1.0, city imposed much lower threshold of 0.5.

Inspector told tenant and us that there is no need to do anything but we have to watch for the big scuffs when they appear and paint it over because doors are movable parts.
So, we decided instead for the peace of mind to address those doors. We talked to tenants and with there permission temporary took down those doors, went to NJ Dip&Strip and stripped doors, painted and reinstalled.
Dip&Strip is long time stripping small workshop. Price is very reasonable, they charged us around $250-$350 for one door. If you go, please tip the Latino guy who works there, He is very nice and extremally hard working.
Door come back stripped and sanded. Please, note that if door had lead paint contacting wood – some was absorbed.
So, you procedure should be first prime it with special paint. Amazon has it, sometimes HD has it. It is called something like Lead Stop/Child Safe, etc. It seems that this is the only justifiable way to use this paint ( it has to come in contact with lead small particle and lead containing surface and lock it. People use it just to paint over the paint that covers lead paint, sometimes several layers or safe paint. No direct contact with lead – useless.
Then after the primer doors were painted with 2 layers of regular semi-gloss.

3. Apartment entrance door also had reading slightly above 2, but you can not just take down apartment doors. Doors were similar period pattern 4 panels, but slightly thicker then interior doors. Obviously those door took much more abuse with more dents, etc, even if all was painted over.
Our contractor is very talented wood worker, so, he simply build an exact replica, and when it was ready we removed old ones and installed new – problem solved.
4. We had window shutters with 1.8 reading that we also took down and did the wet stripping in house in the basement where we, landlords live.

5. Recently we paid for another xrf inspection for this apartment ( recent changes in law – now hallways in multifamily also have to be inspected with xrf technology by the end of 2025, so we did both together).
Finding:
All stripped and reinstalled had 0 reading, both that came from Dip&Strip and home stripping ( shutters).
Previous inspection missed one set of mouldings surrounding door in the closet. IT is safely incapsulated in fresh paint and could go like this for years. But we plan to replace those mouldings when we have opportunity.
Tenants are OK with this because it is safe.

We also had inspected other 2 apartments and did the same step by step.
And we replaced all apartment doors with new replica doors build by our contractor because apartment doors are the worth. Not in lead level but it chances to generate lead dust due to the fact that those the most moving part of the apartment and we can to stand by all the time and repaint all new scuffs.
We never had any violation because inspections report had all surfaces either negative or incapsulated with paint,

It was long read but hope it helps.

beredis | 1 month ago

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I completely understand how overwhelming this situation must feel—navigating HPD lead paint violations can be quite complex, especially when it’s uncharted territory for your coop. It’s a smart move to seek out a violations expert to ensure you’re fully compliant with all regulations and procedures. Having someone experienced to monitor the process and manage HPD interactions can save time and avoid further issues.

cate | 1 month ago

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Yes. There are companies that specialize in violation compliance and removal. They represent an owner when dealing with the DOB, Department of Environmental Protection, and other city agencies. They are very affordable in my experience. They are the experts in navigating the bureaucracy and it’s not DIY.

Brownstone Home Inspection | 1 month ago

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there was a lot written on this subject about two years ago under something posted by “olga”. During that time i called a person who does testing and he talked to me at length about all of this. you may wish to start on that side of this to get a name. if i could think of the name of the man i called, I would post it.