Lead Paint Terms

Joe Levitch of Lead-Locators.com posted an article, “EPA Cover-Up Words,” and I was intrigued because he wrote what I was thinking. As a Lead Risk Assessor, I should be talking the same lingo as all other Lead Paint Inspectors, so when I talk to clients, tenants, or anyone else, we, as inspectors, can help you make sense of the terms using the same language.

The terms I’m referring to are Interim controls, paint stabilization, encapsulation, enclosure, and lead abatement.

* Interim controls are temporary measures to cover lead-painted surfaces.

* Paint Stabilization, which is a covering with a sealing paint, typically used for short-term applications.

* Encapsulation. Think of it as paint on steroids. It is specifically designed to be a painted-on thick lead sealer typically used for long-term applications.

* Enclosure is a long-term technique used to add an impermeable cover to a leaded component. Think new vinyl siding over old leaded siding.

* Lead Abatement is not an interim control. This typically involves removing leaded components altogether from the home.

o Sometimes removing all the leaded components from a home is not practical. This is where Enclosure and/or Encapsulation are more appropriate.

o These techniques and materials are still interim stabilization measures because deep down, there is still lead paint existing.

Paint stabilization is a process that leaves lead paint on the substrate, like a wall, but seals the lead paint in a way that protects the occupants from exposure.

There are two types of control methods … Interim Controls and Lead Abatement.

Interim controls are short-term and last 4-5 years. They are typically completed with sealer paint before a reinspection. Interim controls are a set of measures to temporarily reduce human exposure or likely exposure to lead paint and lead paint dust. These measures can also include specialized cleaning, repairs, maintenance, temporary containment, and ongoing monitoring of maintenance. An example is a water leak that causes a lead-painted surface to peel and/or crack.

Encapsulation is considered long-term term up to 20 years. It refers to a specialized coating, an encapsulant, over the lead-based paint to seal it and prevent the release of lead-based paint chips and dust. Don’t be fooled by the hype of these products. They are hard to use and apply. Joe Levitch from Lead Locators said, “I have not read anything positive about these products.” On my Lead Paint Inspections, I have found that encapsulation products don’t work on friction or impact surfaces and wear out quickly, even if the directions are followed to a “T”. It’s also important to note that the surface that’s intended to be encapsulated must be intact for the encapsulation product to hold.

In my experience, no matter the manufacturer, it sounds great, but in terms of longevity, it is not effective. 

Lead Enclosure is long-term, lasting 20 Years. It must be done with the understanding that it’s less expensive than abatement, but that the lead is still under there. An example is adding new siding over old lead-based paint siding.

The major difference in my inspection world is that the terms I use depend on what inspection is appropriate for the situation. Let me explain…

If I am doing a lead hazard inspection. The typical interim controls I will suggest are short-term Paint stabilization.

If I am doing a Risk Assessment, depending on the situation and what I see, I recommend different paint stabilization techniques.

If I am doing a Lead abatement inspection. I want to make sure the leaded components are gone. If not, I want to make sure the contractors have used an Encapsulation product or an Enclosure technique. These are a form of paint stabilization tools that, if for some reason, the leaded component can’t be removed. They are reportedly effective enough to last 20 years, based on the Toledo, Ohio, Lead-Safe Ordinance 20-year Lead-Safe Certificate.

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