For many years, lead-based paint was an industry standard. It was durable, moisture-resistant, and long-lasting. As a result, it could withstand harsh conditions and extreme temperatures, making it a popular choice for many facilities.
However, that was before we learned it was toxic. While its use has been banned for decades, lead paint is still present in many buildings that were built prior to 1978.
Not only does lead paint pose a safety threat and bring liability issues, but it can also cause project delays and compliance issues if not properly cared for. Lead paint in itself is not the biggest issue, but once it is disturbed during renovations, repainting, tenant improvements, or maintenance work, it can quickly become one.
Below, we’ll discuss everything you need to know about lead paint in commercial buildings, and when you are ready to tackle lead paint issues in your building, Alpine Painting and Restoration Services is here to help.
Where lead paint is most commonly found in commercial properties
As a general rule of thumb, lead paint is commonly found in buildings that were built before 1978. Newer buildings or facilities that have undergone major renovations may no longer have lead in the building.
You should assume you will have lead in your building, so it’s important to partner with a professional to identify potential lead paint risks. Typically, you will find lead paint in the following locations.
- Stairwells and handrails
- Doors, door frames, and windows
- Corridors, lobbies, and common areas
- Mechanical rooms and utility areas
- Exterior trim, steel, masonry, and older industrial coatings
Lead paint isn’t typically an issue in commercial properties until it is disturbed. Once it is possible for lead paint to be ingested, whether eaten or inhaled, that is when it poses the biggest risk. Friction and impact points need to be carefully monitored to mitigate the potential safety issues.
Health and operational risks
Lead paint, while more durable than other types of paint, is still susceptible to normal wear and tear. Most often, employees are exposed to lead paint through dust, chips, contaminated surfaces, and improper sanding and scraping techniques.
They didn’t follow proper safety protocols to protect themselves from potential lead exposure, which can lead to serious compliance issues, as well as OSHA and EPA violations.
Once lead paint is disturbed, anyone can be at risk, including:
- Maintenance crews and contractors
- Building tenants
- Floor employees
- Visitors, especially those visiting high-traffic areas.
You may not know when you are exposed to lead paint. Just because a surface looks fine doesn’t mean that it’s safe. Once the paint has been disturbed, you are at risk for lead exposure.
When lead paint becomes a facility owner’s problem
Most facility owners don’t think about lead paint until they begin work that may disturb it. Then, it’s essential that you put in place the proper protocols to protect your employees, products, and building.
Lead paint concerns are commonly triggered during:
- Repainting projects
- Demolition and renovations
- Surface prep on steel or masonry, like grinding, blasting, sanding
- Water damage and peeling paint
Depending on the extent of the job and local regulations, many facility owners have to decide between encapsulation and removing the paint entirely.
Testing and assessment: how to confirm lead paint
You should get your facility tested for lead prior to starting any job to prevent any accidental exposure. You can start with your building records to assess what is currently known about the facility, including as-built reports, previous testing findings, O&M manuals, and old project scopes.
There are also professional testing options available, including paint chip sampling and XRF testing. You can send paint chips to be tested in a lab to determine if lead paint is present; however, that can be disruptive and cause exposure.
For a less invasive and non-destructive screening, you may want to conduct XRF testing. This will help you determine the composition of your paint without disturbing it.
If you are starting a big project, don’t DIY your testing. Seek professional testing to avoid surprises. The discovery of lead can delay projects and open your company up to litigation for everyone who was exposed to it.
What regulations and standards generally require
Because lead can be so harmful, its removal is highly regulated to help protect the safety and security of your employees and all occupants within the building.
Our team follows a strict safety guide to help ensure we are caring for lead removal or abatement the right way, in compliance with all state and federal laws. The compliance scope depends on the type of work that you are doing and who will be exposed.
As you navigate the complexities of caring for lead paint, you have to be aware of:
- Worker protection requirements, including OSHA and EPA
- Containment and dust control protocols
- Proper clean-up and verification processes
- Waste handling and disposal requirements
Regulations can vary by site and scope, so it’s critical that you confirm requirements for your specific project prior to getting started on the job.
Options for managing lead paint in commercial buildings
Thankfully, when it comes to managing lead paint in commercial buildings, you have options. You can:
- Leave it in place. As long as you conduct ongoing monitoring and have a maintenance plan in place, you should be fine. You may have to complete touch-ups and control moisture sources to prevent damage over time. However, if it is not in disrepair, you can leave it be.
- Encapsulation. You can paint over the lead paint to encapsulate it and prevent exposure. This works best on a stable substrate when you use the correct coating system. Encapsulation is often faster and causes less disruption, but it may not be an option if surfaces are in disrepair, they are frequently impacted, or you have a plan to renovate the area.
- Abatement and removal. Sometimes, the best option for lead paint is to remove it entirely. The paint and surface may be significantly deteriorated, your building is undergoing a major renovation, or there are high-dust activities taking place in the space. It is the best solution when the risk of exposure is high or the work requires it for compliance purposes.
Whatever method you choose, you can limit exposure by using controlled processes and implementing proper safety planning.
How to plan a lead-safe project without shutting down operations
Depending on the scope of the work and the type of commercial facility, you may be able to complete lead paint remediation and abatement without shutting down operations. It all comes down to proper planning.
- Don’t skip pre-planning. Define the work areas. Schedule work around production hours and tenants.
- Communicate with your staff and co-tenants. Let them know that work is being done in the space, and once it is completed.
- Follow containment procedures. Use barriers, negative air (as applicable), and signage to help others understand that lead paint work is being done in the building.
- Pay attention to dust control and cleanup. Use HEPA-filtered vacuums to capture harmful particles and wet methods of cleaning to remove surface contamination. Conduct a final cleaning after the job is done.
- Complete clearance and verification. Follow industry procedures to confirm the area is safe before reopening it for general use.
When you follow these steps, you should have little disruption in your daily operations.
Choosing the right contractor: a quick checklist for facility owners
Once you’re ready to call in the professionals, it is critical that you choose the right contractor. This will ensure the job is completed quickly, efficiently, and within scope and budget.
Not all contractors are made equal, so here are some factors to consider.
- Experience with commercial and industrial environments
- Safety programs and trained crews to promote safety in the workplace
- Clear scope for containment, cleanup, and waste handling
- Proof of insurance and documentation
- Ability to work off-hours, during shutdowns, or in phases to limit disruption
Talk to multiple contractors to get an idea of how each would approach your job, understand the cost, and more.
Why Alpine Painting & Restoration
We are confident that Alpine Painting and Restoration is the contractor of choice for commercial and industrial painting, surface prep, and safe project execution. We are a triple threat that serves the Pennsylvania, New Jersey, Delaware, and Maryland community. We are the industrial painting company of choice in the Tri-state area.
With more than 35 years of experience, Alpine Painting and Restoration knows what works. We partner with our clients to develop a lead paint solution tailored to their needs. Each job site is different, so contact us today to request a walkthrough and assessment. During this free consultation, we’ll discuss scope and scheduling. We work with our partners to get a compliance plan in place prior to starting work.
You can rest easy knowing the responsibility of keeping your employees and your building safe is in the hands of a seasoned professional when you work with us.
