Tenant wants lead testing.

She said pediatrician tested her toddler for lead and she has level above the treshhold.
Now… we do not have anything that we did not touch in this apartment for 20 years.
Floors throughout the apartment is new oak about 12 years old, all new windows with new frames and windowsills, some replaced twice, wood trims were sanded,
stripped in some places, floor basedboards sanded or replaced and painted..
Kitchen was moved with an architect permit, original room taken to the studs, new kitchen – almost everything, and tiled over.
Bathrooms were taken to the brick, all pipes replaced, wonderboarded and tiled, new watermain…
Ceiling – we have original only in 2 rooms, one – painted over tin and one – plaster.
The rest was replaced with sheetrock or laminated with sheetrock.
Walls – either were skimcoated in 2 larger rooms, or sheetrocked.
We had 5 families in this apartment, naturally, we renovate and paint each time. We do not like paint caked over, so, patches and all woodwork was lightly sanded before new coat of paint.

so, everything was painted over at least 5 times .

I am at loss: what could be wrong. Thinking about it – we have nothing to worry about. We raised our child in apartment below, and it was much less renovated while our child was a toddler. We did lead testing on her too, and it was normal.
We had many toddlers in the apartment I was describing. 6 toddlers to be exact. Never had we face this problem.
Still I am scared to death now.

lucie

in General Discussion 2 years and 3 months ago

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lucie | 2 years and 2 months ago

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Y ou mean testing?
for an obvious rea sons I could not recommend the comany who did that testing for us. The guy who did he testing did a good job reading and collecting tests.
But the the sloppiness with sen ding results and how they dealt w it h our questions – I w ould not recommend them.

lucie | 2 years and 2 months ago

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Y ou mean testing?
for an obvious rea sons I could not recommend the comany who did that testing for us. The guy who did he testing did a good job reading and collecting tests.
But the the sloppiness with sen ding results and how they dealt w it h our questions – I w ould not recommend them.

pitythefool | 2 years and 2 months ago

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Olga, I’m looking for someone to do this for my tenant who is about to have a baby. The apartment was remediated before we moved in but I know we will have to do it anyway in 5 years and it seems the right thing to do. The first quote I got was $1800 for one floor. Do you have anyone you’d recommend for less? Thanks!

cate | 2 years and 2 months ago

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Thank you, Olga!

lucie | 2 years and 2 months ago

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A lot of maintenance companies do this. Just ask. If they have an after renovation cleaning as a service, most likely they also have HEPA cleaning training. Just make sure.

lucie | 2 years and 2 months ago

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A lot of maintenance companies do this. Just ask. If they have an after renovation cleaning as a service, most likely they also have HEPA cleaning training. Just make sure.

cate | 2 years and 2 months ago

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Thank you, Olga. How do you find people who specialize in HEPA cleaning?

lucie | 2 years and 2 months ago

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I also wanted to mention that the testing company RTK environmental group sent reports not to us but to our tenants. It is true that tenants booked an appointment.
But we were present during the test, gave our information ( phone, email, etc.), paid the bill and asked report to be sent to us.

Besides x-ray report that I have requested from the inspector several times before he sent it to me the rest took much longer time.
Tests for the dust and water were good except of the test for window sill in the living room facing the street. It came as 140 ( before 2020 the threshold was 250 for window sill, now it is 100, according to EPA site).
Personally I think that it is related somehow to the fact that those windows are facing the street, because the floor dust samples from the same room came well below the threshold for the floor.
But we are hiring HEPA cleaning for this room ( even that the child blood drawn test shows no lead) because the report has a recommendation for entire room to be professionally cleaned.

lucie | 2 years and 2 months ago

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I also wanted to mention that the testing company RTK environmental group sent reports not to us but to our tenants. It is true that tenants booked an appointment.
But we were present during the test, gave our information ( phone, email, etc.), paid the bill and asked report to be sent to us.

Besides x-ray report that I have requested from the inspector several times before he sent it to me the rest took much longer time.
Tests for the dust and water were good except of the test for window sill in the living room facing the street. It came as 140 ( before 2020 the threshold was 250 for window sill, now it is 100, according to EPA site).
Personally I think that it is related somehow to the fact that those windows are facing the street, because the floor dust samples from the same room came well below the threshold for the floor.
But we are hiring HEPA cleaning for this room ( even that the child blood drawn test shows no lead) because the report has a recommendation for entire room to be professionally cleaned.

lucie | 2 years and 2 months ago

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My name and my face. Honestly, I asked what inspector recommends.
His response is that paint is intact but doors have to be watched, because doors are moving parts.
Also, we made a video of the process of door testing and removal ( including me cleaning the floors after that with clean wet rug).
I do not think I could be accountable for going through the apartment with report in hand and checking if any slightest dent exists on “positive” surfaces. And touching tiniest imperfections with paint.

lucie | 2 years and 2 months ago

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My name and my face. Honestly, I asked what inspector recommends.
His response is that paint is intact but doors have to be watched, because doors are moving parts.
Also, we made a video of the process of door testing and removal ( including me cleaning the floors after that with clean wet rug).
I do not think I could be accountable for going through the apartment with report in hand and checking if any slightest dent exists on “positive” surfaces. And touching tiniest imperfections with paint.

RobertGMarvin

in General Discussion 2 years and 2 months ago

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I’m one of the few posters dumb enough to use my real face and name

justinromeu26 | 2 years and 2 months ago

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those of us with a public face, businesses (i include landlords in that) might want to have a private screen name. not to cross promote or shill our businesses, but to be able to speak openly about things we have done or been witness to. at 58 years old, i see the benefit of possibly admitting something i did when i was twenty years old on a job site that might not have been right for the customer or might have been dangerous and maybe i would not do that now (and do not want the public to think i would) but maybe there is some benefit to me conveying it here to readers. i can teach people about short cuts some contractors might take. another screen name might help.

olga, if that is not your name and face, you are one step ahead of me.

lucie | 2 years and 2 months ago

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Yes, this is so true.

lucie | 2 years and 2 months ago

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Yes, this is so true.

RobertGMarvin

in General Discussion 2 years and 2 months ago

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AND, if you’re ever questioned under oath the safest answers are “yes”, “no”. and “I don’t remember “. 🙂

justinromeu26 | 2 years and 2 months ago

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op, while i admire your educating us about all of this, i need to caution you that as a business owner, i do not always reveal the full extent of my knowledge on this board in case i am ever on the wrong end of legal action. what i am saying is, if we tell everyone everything we know about something and then a couple years later get sued, it would be very possible that an attorney or insurance company might find something written here to use as evidence. if we are “ignorant” of something and do not know something it is one thing. we might be able to say “we did not know”. if we reveal a lot and something goes wrong later, the attorneys will say we knew and because we failed to act or acted in the wrong manner, we were “negligent”. i would be afraid it would be used to go after “punitive” damages. of course i am not an attorney but in these situations, it is best to play it safe.

above you say you replaced something. of course, we think you are doing the right thing. but someone else could twist that around and say you did not replace enough of something or should have tested further. or perhaps they will want to know who made the changes and ask about their qualifications. as well intended as you are, this could all work against you. I once heard this in property management: “no good deed goes unpunished”. it is true.

i am sure we all appreciate what you are teaching us, but for your sake, hold your cards a little closer to your chest.

lucie | 2 years and 2 months ago

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I will try to continue:
Average for the apartment positive surfaces except of one room is 1.3 ( 4 doors contributed pretty high, we removed 2 doors already for stripping, the highest was the closet door 2.7).
All paint is marked as intact but we will fix the rest 2 one door at a time, one needs to be replaced anyhow.
Now about that one room that is an anomaly.
It has sheetrock ceiling ( we had leak Spring 2019), plaster ceiling crumbled, insurance company was involved. Ceiling was completely removed and replaced.
Report shows 12.8.
We had replaced adjoining room ceiling during at the same time. It was not as damaged, but we worried about stability.
The same batch of sheetrock, the same paint from HD, even the same new crown mouldings in both room.
One room is negative, another ( the nursery) is 12.8.

Walls also have intact paint, and also read high in his room, around 11-12.
I have no explanation of this.
We tested everything: ceiling, walls with swabs – negative.

Inspector says they think plaster from the ceiling was not completely removed.
Well, another larger bedr oom still has all original plaster above the thinnest sheetrock – this ceiling was reading negative.

Now we have to explain it ( avg 12 for the room ) somehow to our tenants.
Paint is intact, inspector stressed that we do not have to do anything,
but our tenants sure going to freak out.
My only guess is gas light pipes?
(no water pipes due to configuration, we already know pretty well when old water pipes were running before the replacement).
Room is pretty small.

lucie | 2 years and 2 months ago

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I will try to continue:
Average for the apartment positive surfaces except of one room is 1.3 ( 4 doors contributed pretty high, we removed 2 doors already for stripping, the highest was the closet door 2.7).
All paint is marked as intact but we will fix the rest 2 one door at a time, one needs to be replaced anyhow.
Now about that one room that is an anomaly.
It has sheetrock ceiling ( we had leak Spring 2019), plaster ceiling crumbled, insurance company was involved. Ceiling was completely removed and replaced.
Report shows 12.8.
We had replaced adjoining room ceiling during at the same time. It was not as damaged, but we worried about stability.
The same batch of sheetrock, the same paint from HD, even the same new crown mouldings in both room.
One room is negative, another ( the nursery) is 12.8.

Walls also have intact paint, and also read high in his room, around 11-12.
I have no explanation of this.
We tested everything: ceiling, walls with swabs – negative.

Inspector says they think plaster from the ceiling was not completely removed.
Well, another larger bedr oom still has all original plaster above the thinnest sheetrock – this ceiling was reading negative.

Now we have to explain it ( avg 12 for the room ) somehow to our tenants.
Paint is intact, inspector stressed that we do not have to do anything,
but our tenants sure going to freak out.
My only guess is gas light pipes?
(no water pipes due to configuration, we already know pretty well when old water pipes were running before the replacement).
Room is pretty small.