Lead Paint in Older Boston Homes: What to Know Before You Repaint

Greater Boston has some of the oldest housing in the country: triple-deckers, Victorians, brick row houses and colonial-era homes that have been painted again and again over the decades. If your home was built before 1978, there is a real chance that some of those older layers contain lead. That does not mean you cannot repaint, but it does change how the work has to be done and who is allowed to do it. Here is what Boston-area homeowners should know before scraping, sanding or repainting an older house.

Key takeaways

• Federal and Massachusetts lead rules focus on homes built before 1978, which may still have lead paint under newer coats.
• Scraping, sanding and heat can turn old paint into hazardous dust and chips, especially around windows, doors and porches.
• Paid painting work that disturbs paint in pre-1978 homes is covered by federal and Massachusetts lead-safe renovation rules.
• Massachusetts has a separate Lead Law for homes where children under 6 live.

Why lead paint matters in older Boston homes

Lead paint is most dangerous when it breaks down or is disturbed. Friction surfaces such as window sashes and door jambs, impact surfaces such as stair treads, and weathered exterior trim can all release dust and chips. Ordinary prep work like dry scraping, power sanding and using a heat gun at high temperatures can make it much worse. Young children and pregnant people are the most at risk, which is why the rules focus on homes and on safe work practices.

You usually cannot tell by looking whether a particular layer contains lead. The only way to know is testing, done by a qualified professional.

The federal rule: EPA Renovation, Repair and Painting

The U.S. Environmental Protection Agency's Renovation, Repair and Painting (RRP) Program applies to paid work that disturbs painted surfaces in housing built before 1978. Under the rule, firms doing that work must be certified, and their workers must follow lead-safe work practices.

A few details from the EPA's guidance are worth knowing:

• Minor repair and maintenance that disturbs 6 square feet or less of paint per room inside, or 20 square feet or less outside, is generally exempt. Window replacement and demolition of painted surfaces are always covered, no matter how small.
• Testing is not required, but if the paint has not been tested and documented as lead-free, the work must be treated as if lead is present.

The Massachusetts rule for contractors

Massachusetts runs its own lead-safe renovation program. According to Mass.gov's page on lead-safe renovation for contractors, if you are renovating, repairing or painting a home built before 1978, you must use a licensed lead-safe renovation contractor. Licensing is handled by the Massachusetts Department of Labor Standards under 454 CMR 22.00.

When you get quotes for painting an older home, it is reasonable to ask a contractor to show both their lead-safe renovation licensing and how they plan to contain dust and clean up.

The Massachusetts Lead Law

Separately from renovation rules, Massachusetts has a Lead Law that applies to homes built before 1978 where a child under 6 lives. Under the law, lead hazards in those homes must be removed or covered, and the state notes that this applies to owner-occupants as well as landlords. The law itself is M.G.L. c.111 §197.

Mass.gov outlines the general path to compliance:

1. Hire a licensed lead inspector to inspect the home.
2. Have the hazards corrected by a licensed deleader. Some lower-risk tasks can be done by the owner or the owner's agent after training and authorization.
3. An Interim Control letter can be obtained once urgent hazards are addressed, giving up to two years to reach Full Compliance.

The state also points to financial help, including tax credits, grants and loans, on the same page. Deleading is specialized work and is different from a standard repaint, so check what your home needs before planning a cosmetic project.

What lead-safe painting looks like

On a pre-1978 home, a lead-safe paint job usually includes:

• Containment: plastic sheeting on floors and the ground, closed-off work areas and warning signs.
• Dust-reducing prep: wet scraping and wet sanding, or sanders with HEPA-filtered dust collection, instead of dry sanding.
• No dangerous shortcuts: no open-flame burning and no high-temperature heat guns.
• Careful cleanup: HEPA vacuuming, wet wiping and proper disposal of debris.
• Verification: checking that work areas are clean before the plastic comes down.

Exterior work deserves the same care. Paint chips on soil around the foundation, porches and play areas are a concern, so ground protection and cleanup matter as much as the paint itself.

What homeowners can do now

• Find out when your home was built. Assessing records can help.
• Look for chipping, peeling or chalking paint, especially on windows, porches and trim.
• Keep children away from peeling paint and dust, and clean window sills and floors with wet methods.
• Do not dry sand or power wash old paint before you know what is in it.
• If a child under 6 lives in the home, read the Lead Law page and talk to a licensed inspector.

Frequently asked questions

Can I just paint over lead paint?

Painting over intact paint is not the same as deleading. If the existing paint is peeling or the surface will be scraped and sanded, lead-safe practices apply, and in homes covered by the Lead Law, hazards must be corrected under that law.

Does my home need testing before painting?

The EPA rule does not require testing, but without documentation the work must be treated as if lead is present.

Who can paint my pre-1978 home?

Mass.gov says a licensed lead-safe renovation contractor must be used for renovating, repairing or painting pre-1978 homes. Ask contractors for their licensing.

Is help available with costs?

Mass.gov lists tax credits, grants and loans for Lead Law compliance. Check the state page for current programs.

Ready to get started?

If your older Boston-area home is due for fresh paint, start with the right questions about what is under the surface. Get your free painting quote from 1-800 PRO PAINTER, and ask us how we approach older homes.

Photo: Primitive Spaces / Pexels