Lead Paint in Stain (by Scott [MA]) Mar 22, 2015 2:49 PM
Lead Paint in Stain (by tedban [MA]) Mar 22, 2015 3:00 PM
Lead Paint in Stain (by TenantWhisperer [MA]) Mar 22, 2015 3:09 PM
Lead Paint in Stain (by SharonG [SC]) Mar 22, 2015 3:16 PM
Lead Paint in Stain (by Vee [OH]) Mar 22, 2015 4:11 PM
Lead Paint in Stain (by Smokowna [MD]) Mar 22, 2015 4:27 PM
Lead Paint in Stain (by CTLL [CT]) Mar 22, 2015 5:06 PM
Lead Paint in Stain (by RentsDue [MA]) Mar 22, 2015 6:25 PM
Lead Paint in Stain (by Robert J [CA]) Mar 22, 2015 8:20 PM
Lead Paint in Stain (by TenantWhisperer [MA]) Mar 23, 2015 7:08 AM
Lead Paint in Stain (by Ed [PA]) Mar 23, 2015 4:55 PM
Lead Paint in Stain (by Nellie [ME]) Mar 24, 2015 7:06 AM
Lead Paint in Stain (by Scott [MA]) Posted on: Mar 22, 2015 2:49 PM Message:
State Specific Question About: MASSACHUSETTS (MA)
I have a prospective tenant who has section 8.
Two questions:
1. Do any of you MA landlords do section 8? If so, are you happy with it or would you advise against it?
2. My apartment house was built in the 1940s. It is pretty much all stain & varnish from the windows down (and plaster from up to the ceiling..
Does anyone know if stain & varnish have lead?
In order to rent to this woman, I would have to get a lead inspection and I am apprehensive about what the costs to me could be. I'm hoping that if they did find lead, that it would not be so expensive as to put me out of business!
For what it is worth, the apartment is immaculate & in perfect condition and was just repainted after my ten-year tenant just moved out... it has been repainted since I bought it in 2001 about 5 times.
--198.7.xxx.xxx |
Lead Paint in Stain (by tedban [MA]) Posted on: Mar 22, 2015 3:00 PM Message:
My Realtor has told me that it is possible though not likely. --68.186.xxx.xxx |
Lead Paint in Stain (by TenantWhisperer [MA]) Posted on: Mar 22, 2015 3:09 PM Message:
I have a MA Moderate Risk Deleading license and have done a fair amount of S8.
Very unlikely that your stain has lead.
However, if there are any kids S8 will definitely require a Delead Certificate.
Also, dealing with S8 is not for the faint of heart. --73.186.xx.xxx |
Lead Paint in Stain (by SharonG [SC]) Posted on: Mar 22, 2015 3:16 PM Message:
Not from MA, but just common sense..If you never take Section 8 you will never need to have lead inspection.If you do lead inspection you may or may not be required to pay big $$ for de-leading. Is having section 8 so attractive to you OR tenant pool is so small that you even considering that?
--75.190.xxx.xx |
Lead Paint in Stain (by Vee [OH]) Posted on: Mar 22, 2015 4:11 PM Message:
Not from MA but screen your sec8 office, do they call back within 3 months? Answer questions or refer you to the policy which is ever changing? Pets and smokers will flatten out a damage deposit that is 2 times monthly rent value - does your local tenant law allow this? Why reward bad behavior from the folks who really have no interest in caring for a place?
A person in a group I belong to says it does not matter where the rent comes from, agreed but how do collect those 3k damages? --75.94.xxx.xxx |
Lead Paint in Stain (by Smokowna [MD]) Posted on: Mar 22, 2015 4:27 PM Message:
MA is a big place and I'm not sure where you are in the state. MY experiences with the Big CT tell me that if that home of yours is in good condition, I would stay clear of the program.
Actually, MA is a pretty small state. That is why my CT ilk work on houses there as well as in CT.
--173.66.xx.xxx |
Lead Paint in Stain (by CTLL [CT]) Posted on: Mar 22, 2015 5:06 PM Message:
As I understand it, MA has a MUST delead law which CT doesn't have. We can encapsulate. Someone from MA can correct me if I'm wrong.
Deleading isn't only for Section 8. It is for any families with children 6 years of age and under which applies to CT also. --68.0.xxx.xxx |
Lead Paint in Stain (by RentsDue [MA]) Posted on: Mar 22, 2015 6:25 PM Message:
Be advised, if this woman qualifies for your apartment then you don't get a choice about whether or not you WANT to accept her. Section 8 or any housing voucher has gone above and beyond requiring MA landlords to accept these vouchers. They are considered a " reasonable accomodation" here and have to be treated accordingly. If she qualifies and a requirement is a lead certificate- you have to get one regardless of the expense. Any other things that your apartment fails for during an inspection must also be corrected by you. You don't have the option of saying you don't accept Section 8 . On the bright side, if the apartment is stained then there probably isn't any lead paint. Even if they find some you can take the class and remove it yourself. Best to get the lead certificate any way because you are required to have a lead certificate if you rent to anyone with a child under six and that is a huge portion of the tenant pool. --71.10.xxx.x |
Lead Paint in Stain (by Robert J [CA]) Posted on: Mar 22, 2015 8:20 PM Message:
In one 3 bedroomed apartment my section 8 tenants asked me to re-stain the kitchen cabinets build and stained in the 1950's. I gave them the appropriate remodeling lead booklet and a letter telling them they must remove all items from the kitchen because the old stain had lead and they have a 6 month old child living there. I didn't want contaminants on kitchen ware and make it's way into the baby's mouth.
The tenant refused to remove everything from the kitchen so I responded in writing saying I will do the work, I have the contracting and abatement license but they have to clear out the work area first.
These Section 8 tenants contacted the city and simply said, "The landlord won't re-paint or stain the kitchen cabinets". So the City instructed them to heir a painter and deduct it from the rent.
The tenants got an unlicensed painter who contaminated the unit with lead sanding dust, making their child sick. I was then sued for millions of dollars. I had gotten a statement from the city when my tenant deducted the cost from the rent, before the baby got lead poisoning. The City acknowledged that they did advise my tenant that if I wouldn't repaint, then they had the option to get it done and deduct it from the rent. Noting advising them about lead paint.
So in court at a preliminary hearing the tenants attorney got a contracting painting lead expert to testify what steps I should have taken. We then showed he judge we did exactly those steps. In fact the lead booklet I gave to the tenants was in English and Russian, their native language. They tried to say they only got the English version and didn't understand about the dangers. But the husband signed my paper stating the he receive two lead books, in Russian and in English.
The judge ruled that the tenants, their unlicensed uninsured painter and the City were responsible, I complied and never said I wouldn't do the work. I was released from the lawsuit.
SO get the surface tested for lead then use lead safe methods to do the work with licensed people. --173.55.xxx.xx |
Lead Paint in Stain (by TenantWhisperer [MA]) Posted on: Mar 23, 2015 7:08 AM Message:
In MA, you can encapsulate lead paint.
If you are being "forced" to accept this S8 tenant, tell them, "I'm working to get a Lead Paint Certificate, but this could take months. Do you want to give me a deposit and wait?" They all just move on. --73.186.xx.xxx |
Lead Paint in Stain (by Ed [PA]) Posted on: Mar 23, 2015 4:55 PM Message:
Lead was not used in stain or varnish. --72.95.xxx.xx |
Lead Paint in Stain (by Nellie [ME]) Posted on: Mar 24, 2015 7:06 AM Message:
Ed Paa, I beleive that some Marine Varnishes can contain lead. They are sometimes used on floors because they are very durable and sun resistant. --64.223.xxx.xx |
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