Tenant wants lead testing.

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

in General Discussion 2 years and 2 months ago

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lucie | 2 years and 3 months ago

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Tenant texted that they do not want to go to the apartment before it is tested snd they are finding hotel till Thursday.
They are away on vacation from Friday and supposed to come back Monday night.

Inspection is scheduled for Thursday.
I tried my best to explain that even if it could be possible that her very renovated apartment could still have some possible spots of concern to fix it is not likely that our apartment has to be considered a high hazard area that toddler should not be entered.
I so regret that we did not have testing kit with us on Thursday when we rushed to check on the apartment because hd and lowes were out of it.
Also tenant said that pediatrician recommended her to do vein test that is more accurate
After i wrote her that any lead level is not good but finger priks tend to run higher.
I confirmed that we are willing to test the apartment and fix what is needed and it shouldnot be too much but she seems to want our blood. She was on the verge or rude.

lucie | 2 years and 3 months ago

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Tenant texted that they do not want to go to the apartment before it is tested snd they are finding hotel till Thursday.
They are away on vacation from Friday and supposed to come back Monday night.

Guest User | 2 years and 3 months ago

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OP based on tenant’s approach with you, I would definitely hire Jack Jaffa or other comparable compliance expert to advise you on this (or even manage it for you) instead of managing it without such advice. Hotels can get expensive, and there is a good chance that you are not actually responsible for providing alternative housing. Many NYC tenants quickly and incorrectly claim landlord is required to expense hotel accommodations for what they assume are hazardous environments that have zero time allowance for conditions correction.
It is important to note the difference between RRP lead safe certification issued via EPA versus lead inspection and licenses issued by New York. Since your tenant seems litigious then at very least I recommend requiring contractor to have RRP certificate: https://www.epa.gov/lead/renovation-repair-and-painting-rrp-program-consumers
It is also worthwhile for you obtaining this free and quick online visual lead hazard inspection assessment certification: https://apps.hud.gov/offices/lead/training/visualassessment/h00101.htm

justinromeu26 | 2 years and 3 months ago

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ok, here we go. i just got off the phone with Dennis Bush of Qalead of queens.

at the 3.8 level, the city is going to send and investigator to visit the house. The city will make a determination as to what is done and you will have no option on testing. they will perform an initial test.

before i spoke to dennis, i did call another one and they told me do not do anything on your own. that person said if you call a non certified abatement contractor that is a “slam dunk” for a lawsuit. Dennis told me if the dept of health shows up and you have someone trying to stop this and they do not have an rpp number, they will issue a stop work and every one is screwed (my word). dennis said some people call the dept of health when the level is on the lower end like 3.8 and they try to preempt but doing so really will not do anything and it is not going to protect you from liability. Either way, the city just lowered the limits with under six year old and they are going to visit. they will test and they will issue an order. that order may include you having a lead inspector test surfaces with dust wipes that the inspector will send to a lab. if they cannot trace the source of this, they will issue an order – you will get a package with directions in it, and they will order you to abate. you will call for additional testing, you will call licensed contractors, you will call for a retest after the abatement.

he did tell me that sometimes the city will look at certain circumstances like what they person in the home does for work. so if they are a contractor, they will consider could the contractor be bringing lead into the house. that could be a way out.

basically it is do nothing and wait. you can always call a lead inspector but if you do the wrong thing, you are asking for trouble. he also told me that not everything ends up in a lawsuit.

the first person i called was an abatement contractor and they told me they do not even respond to calls like this, they simply sit and wait for people with city directives to call.

dennis has a website. if you can not find it, let me know or email me i will send his number and a link. he was very pleasant to talk to and very good at explaining this to me.

somebody on this board should have made this call yesterday.

steve
www.brownstonehomeinspection.com

lucie | 2 years and 3 months ago

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You wrote “if city does not find anything they will send me some document and will order me to abate”.
I am lost. Abate what if they does not find anything?
Also, how it goes with the link that i found that abatement companies are required only in some cases? And we can fix 1 sf without an abatement company if we follow giuidlines, wetclean everything, etc.

lucie | 2 years and 3 months ago

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Guest User | 2 years and 3 months ago

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OP if you need an inspection sooner than Thursday then you could try http://ecmsny.com
Marc is busy like the rest of them (and is traveling this holiday weekend) but you might get a Tuesday/Wednesday opening if you tell him Jeremy Kilts referred you and told you to ask pretty please for inspection first thing next week. You can also ask for expedited test results. Normal timeline is up to a week but he can charge you extra for turnaround as soon as next business day. If he has availability for you then it is important to tell him the circumstances, what locations you believe need tested, and what work you are considering performing

lucie | 2 years and 3 months ago

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Thank you. I contacted Luke Gray earlier

lucie | 2 years and 3 months ago

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Thank you. I contacted Luke Gray earlier

justinromeu26 | 2 years and 3 months ago

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If the city and an inspector cannot find the source of the lead on surfaces but the know lead is encapsulated under paint, the simple answer for the city is abate. That is what i meant to say, sorry.

It sounds to me as if after they (the city) ssues an xray report you might have a little leverage to try to find a source by finding a patient inspector for the wipe test. Dennis did mention that “it depends on the inspector” . This guy dennis was patient with me but i suspect this guy luke is going to be good because of the recommendations

And to what i said about managing this, when the city did not visit until a 10 mg, that would have all been possible to get in under that window and stop this before it hit 10 provided you used licensed people. It would have allowed you some control.

Call that guy dennis bush as well. Even if you think you might go with someone else for a wipe test, another opinion won’t hurt and you will learn and confirm what luke is saying.

justinromeu26 | 2 years and 3 months ago

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I called dennis back. He said that the only way for this to happen is if there is damage to paint. No damage, no problem. Provided things are closed up. He said this:

If stuff is in good condition the investigator from the dept of health will look at;

Water pipes

Travel outside of the country

Foreign foods or spices

Utensils and toys from outside the country or antique

The mother and her history but that is usually spotted during pregnancy.

He said they will look at everything.

Also, has there been construction near by.

At this point, i do not think you should clean anything or disturb anything but wait and hope that if it is a source from your woodwork, they can linpoint it and have paint it. It sounds like you wany them to find it.

Guest User | 2 years and 3 months ago

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Does the OP want NYC to find lead based hazards in the house that are unaddressed? Wouldn’t this provide NYC and tenant better opportunity to demonize the landlord for harming a child? Is that what the OP wants?
I believe OP has not said previous intentions were to 100% remove lead from house but instead to remove and encapsulate much lead where feasible and in a seemingly responsible manner.
I have not know NYC to support landlords in these kind of scenarios. I have known NYC to make things extraordinarily difficult for landlords in these kind of scenarios. I have known NYC to help tenants demonize landlords in these kind of scenarios. I would not sit back and wait for NYC to be a landlord’s savior

justinromeu26 | 2 years and 3 months ago

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Right. So my understanding is that the city is now in charge. It is not like it was 10 years ago where the city did not vist untl it hit 10. I specifically asked the inspector if a 3.8 will triggrr a visit and he said a firm yes and that a year ago it had to be over 4. I asked him twice.

So the op has finally told us there is an inspection thursday. I suspect that is a city inspection. Once that is done, the op reaches out to their own inspector and this is where they need someone who is patient and really tries to find the source with the dust wipes. If they can find it is that fireplace brick, door rub. Etc. It sounds like the inspector can specify that spot and direct repair at that spot. It is a better alternative than a city inspector shooting an xray and saying you have lead and that’s it. A wipe inspection must be done. also sounds like this is an opportunity for a challenge but i sippose that is a qurstion for an attorney

I said it above. They called me about my bld lead level last year and it very much sounded like if i could not tell them how it happen that they would be telling me what to do or asking about my job.

Yes, some tenants will use this against the landlord. The inspector said the lawyers run these ads on the radio. I said lets hope tenant does not listen to 1010 wins.

lucie | 2 years and 3 months ago

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No, thiis is not city inspection. Thos is somebody tenant found

lucie | 2 years and 3 months ago

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No, thiis is not city inspection. Thos is somebody tenant found

Guest User | 2 years and 3 months ago

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OP, I would also never want to go with a tenant’s inspector. I would look for someone available sooner and hire that person on basis of wanting to resolve sooner. Hard to know if the person is biased toward tenant and less toward landlord if tenant found them. Licensed or not, we all have bias. I would especially be concerned about this if tenant is being rude or uncooperative

lucie | 2 years and 3 months ago

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About not cleaning or disturbing:
My jerk reaction would be to fix this small area just because i see this new problem even if test would show that this 1 sf contains no lead.
Because stars fall together so to speak: our contractor will be in the building on Monday for other things and tenans from this apartment are away this day, so, he can cover and work on this area not disturbing anybody. After all it is wet cleaning 1sf and tiling 2 sf.

But it seems that what is looking as common sense to me is more creating a potential lawsuit. All i wanted is to make it a bit beter regardless of if it has lead or not.
I wrote earlier that he will test it first and then cover with wet tent before touching anything.
Well… Let it sit the way it is till the inspection.
After all we learned that it needs fixing only last Thursday when tenants showed it to us.
When apartment was rented to them a bit more then a year ago, everything was fine at that spot.

lucie | 2 years and 3 months ago

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lucie | 2 years and 3 months ago

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I appologize, a lot of typos, it is hard read what I am writing

Tenant wants lead testing.

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Tenant wants lead testing.

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