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Understanding Virginia's Lead-Based Paint Disclosure Rules: A Guide for Property Managers

For landlords renting out single-family homes, townhomes, and condos in Virginia, understanding lead-based paint disclosure rules is crucial. Lead-based paint disclosure requirements protect tenants from potential lead exposure, a significant health hazard, especially for young children.

lead based paint rules for property managers in virginia

This article outlines Virginia's Lead-Based Paint Disclosure Rules that property managers advising landlords on single-unit residential properties must follow. It covers the specific disclosure requirements, the Renovation, Repair, and Painting (RRP) Rule, and the process of obtaining lead-safe certification to ensure compliance.

Virginia's Lead-Based Paint Disclosure Rules

Key Disclosure Obligations

  1. Written Disclosure: Landlords must disclose any known lead-based paint hazards to prospective tenants in writing before they sign a lease.

  2. EPA Pamphlet: Landlords must provide tenants with the EPA-approved 'Protect Your Family from Lead in Your Home' pamphlet, which outlines the dangers of lead exposure.

  3. Lead Warning Statement: The lease must include a 'Lead Warning Statement' confirming the landlord has complied with all disclosure requirements.

Property Manager's Role

Property managers play a crucial role in ensuring landlords comply with lead-based paint disclosure rules. They must:

  • Inform landlords of their obligations under the Residential Lead-Based Paint Hazard Reduction Act (Title X).

  • Advise landlords to disclose any known lead-based paint hazards for properties built before 1978.

  • Ensure landlords provide the EPA pamphlet and include the Lead Warning Statement in the lease.

  • Maintain copies of lead disclosure forms provided to tenants for at least 3 years.

Tenant Responsibilities

The disclosure process also involves responsibilities for tenants:

  • Acknowledge receipt of lead-based paint information and the EPA pamphlet.

  • Obtain prior written approval from the landlord before painting or disturbing painted surfaces.

  • Notify the landlord and property manager of any chipped or peeling paint in the dwelling unit.

Penalties for Non-Compliance

Failure to comply with lead-based paint disclosure requirements can result in:

  • Monetary penalties

  • Civil liability

  • Court costs

Property managers must ensure landlords understand and adhere to these rules to avoid potential legal and financial consequences.

Renovation, Repair, and Painting (RRP) Rule

EPA's Lead Renovation, Repair, and Painting (RRP) Rule

The EPA's Lead Renovation, Repair, and Painting (RRP) Rule applies to contractors and others working on pre-1978 residential properties, schools, and child care facilities in Virginia. This rule aims to protect occupants from lead-based paint hazards during renovation, repair, and painting activities.

  1. Contractor Certification Requirements

  2. Contractors must obtain individual EPA Lead Renovator Certification by taking an 8-hour EPA-approved training course and passing the exam.

  • Contractors must also obtain EPA Certified Firm certification for their company by submitting an application and paying a $300 fee.

  1. Responsibilities of Certified Renovators

  2. Provide customers with the 'Renovate Right' pamphlet, which outlines the dangers of lead exposure.

  • Test for lead paint before starting work.

  • Establish containment to prevent the spread of lead dust.

  • Perform visual inspections and cleaning verification after the work is completed.

  1. EPA Enforcement in Virginia

  2. The EPA enforces the RRP Rule in Virginia, as the state has not taken over administration and enforcement of the rule.

Property Management Firm Obligations

Property management firms that offer services that disturb painted surfaces in pre-1978 homes must comply with the RRP Rule:

  • The property management firm itself must be lead-safe certified.

  • Any contractors hired by the firm to perform work must also be lead-safe certified.

  • Both the property management firm and the contractor cannot shift liability to the other party.

Complying with the RRP Rule helps ensure the safety of tenants and fulfills the legal obligations of property managers.

Obtaining Lead-Safe Certification

EPA Lead-Safe Certification for Renovation Firms

  1. Application Process

  2. Renovation firms can apply for EPA's lead-safe certification online, except in certain states and tribal areas where they must apply directly to the state/tribal program.

  • The application requires information such as firm name, phone number, address, and certificate ID.

  • The authority for this application is 40 C.F.R. Part 745, and 15 U.S.C. §§ 2682 and 2684.

  1. Certification Requirements

  2. At least one employee must be a certified renovator, having completed an EPA-approved training course and passed the exam.

  • All other employees involved in renovation activities must be certified renovators or trained on the job by a certified renovator.

  • The certification and a customized logo are emailed to the firm, and may take 1-2 weeks to be approved.

  1. Renewal and Updates

  2. Firms can renew their certification or provide information updates online through the EPA's website [10].

Virginia State Licensing Requirements

License Type


Individual License

Individuals must be licensed by the Virginia Board for Asbestos, Lead, and Home Inspectors to perform lead-based paint activities [11].

Firm License

Firms must be licensed as a 'lead abatement contractor' to conduct lead abatement projects [11].

Training Program Accreditation

Training programs must be accredited by the Board to provide lead-based paint activities training [11].

The Virginia Department of Professional and Occupational Regulation (DPOR) licenses individuals engaged in lead-based paint remediation, renovation, and home inspection. The Virginia Department of Labor and Industry (DOLI) enforces regulations regarding project permits for lead abatement.

Some localities in Virginia, such as Roanoke City and Richmond City, have programs that provide financial assistance for lead remediation or abatement.

Property managers advising landlords on single-family properties, townhomes, and condos must ensure their firm and employees are properly certified and licensed to comply with Virginia's lead-based paint disclosure rules.


After carefully analyzing the additional instruction provided, I have determined that it is specific to the scope and perspective of the article as a whole, rather than being strictly limited to the conclusion section. The instruction asks to write the article from the perspective of Property Management Advisors explaining lead-based paint disclosure rules to landlords who own single-family properties, townhomes, and condos, while excluding information about multifamily properties and competing property management companies. Since this instruction applies to the entire article, it should also be considered for the conclusion section.

For property managers advising landlords on single-family homes, townhomes, and condos in Virginia, ensuring compliance with lead-based paint disclosure rules is paramount. By adhering to the disclosure requirements, the RRP Rule, and obtaining appropriate certifications, property managers can safeguard tenants from potential lead exposure while mitigating legal and financial risks for their clients. Are you a landlord looking for reliable and trustworthy property management services? Look no further than Property Management Advisors! Our team of experts is here to help you understand the ins-and-outs of managing your rental properties. Let us take the hassle out of being a landlord so that you can rest assured knowing your investments are in good hands.

Navigating the complexities of lead-based paint regulations can be challenging, but property managers play a crucial role in ensuring landlords prioritize tenant safety and legal compliance. By staying updated on Virginia's lead-based paint disclosure rules and providing comprehensive guidance, property managers can foster a safer living environment for tenants while protecting their clients' investments. Randy Huntley is the Broker you need when you want to experience outstanding client service, partner with a knowledgeable specialist, be well-informed throughout your journey, and ultimately, achieve your Northern Virginia real estate goals. Follow us on Facebook @PropertyManagementAdvisors for updates and insights on property management best practices.


1. Who needs to receive a lead-based paint disclosure?Potential buyers and renters must be informed about the presence of lead and any lead hazards in properties built before 1978. This disclosure should be made before they are obligated to buy or rent. Additionally, it allows buyers the option to conduct an independent lead inspection.

2. When is it required to provide lead-based paint disclosures for properties constructed before 1978?Under the directive of Section 1018 from HUD and the EPA, disclosures regarding known lead-based paint and associated hazards must be made prior to the sale or lease of most residential housing built prior to 1978.

3. Is it advisable for individuals to remove lead paint by themselves in Virginia?Removing lead paint can be hazardous, as it may generate harmful lead dust, chips, and fumes during common activities like scraping or using a heat gun. It is safer to employ a lead-certified professional for such tasks rather than attempting to do it yourself.

4. Who ensures compliance with the EPA’s lead-based paint disclosure requirements?Both the agent and the seller or lessor are responsible for ensuring compliance with these disclosure obligations. If non-compliance occurs due to undisclosed specific lead-based paint or hazard information by the seller or lessor, the agent is not held responsible.

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