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Why Should Realtors Attend the 2002 Lead-Safe Indiana Conference on November 6 & 7, 2002?
Selling property is complicated. Lead-based paint makes the process even more complicated - and the potential liability more significant.
While most realtors are familiar with the lead-hazard disclosure requirements, it often feels more like a paperwork exercise than something that really helps the seller and the buyer understand the hazards. Yet, many realtors are unaware that the seller must disclose any and all information about lead-hazards in the home. Even simple lead tests must be given to the buyer. Is it important to know whether the home had previously poisoned a child? Thousands of old homes in Indiana have - some of them repeatedly. With EPA ramping up its enforcement of disclosure requirements, it is critical to know the details - and follow them carefully and consistently.
Several years ago, a realtor in Evansville arranged for a seller to hire a contractor to remove the peeling paint from an old garage. It cost almost $18,000 to hire a lead abatement contractor to clean up the mess. Beginning July 1, 2002, a new state law requires contractors to clean up exterior paint debris and prohibits them from using dangerous work practices such as dry sanding or scraping on housing or child-occupied facilities built before 1960. The only exceptions are if the contractor knows the paint is not lead-based paint or the amount of paint that is disturbed is below a minimum level.
Can you rely on your home inspector to identify lead hazards? Unlikely, only a few home inspectors are licensed lead risk assessors. Without this license, they are not allowed to assess the lead hazards in a home. Many home inspectors simply ignore the hazard even though lead poisoning can cause far more tangible and immediate damage than radon.
For these reasons, we think realtors - especially those who seek to be the best in their profession - should attend the 2002 Lead-Safe Indiana Conference on November 6 & 7 in Indianapolis. As you look over the agenda, we would like to make the following suggestions:
Discover what the latest technologies are to find out if lead-based paint or lead hazards are present. Or listen to Dr. Dave Jacobs of HUD give you the latest word on lead poisoning and healthy homes at HUD. Since a plenary session often provides limited ability for detailed questions and discussion, plan to attend a Lead & Healthy Homes at HUD discussion form on Wednesday from 10:30 to 11:45.
Share your view at the Landlord Liabilities and Responsibilities breakout session on Wednesday 1:30 to 2:30. At the session, we will review the changes to the landlord-tenant law and its implications for lead poisoning prevention. While you may not be a landlord or a property manager, knowing what they know and what their concerns are will help you be a more effective realtor.
Discuss how the state should deal with concerns about mold on Wednesday from 2:40 to 3:40 or learn the details about Indiana's new requirements that prohibit contractors from using dangerous work practices and require them to clean up their messes in pre-1960 housing.
Wrap up Wednesday by finding out the latest word on new lead-safe work practices and technologies or discovering what is working around Indiana on Section 8 in ensuring that there is both affordable AND safe housing. The sessions begin at 3:50 and end at 4:50.
Voice your concerns about the enforcement of federal disclosure laws regarding leases and maintenance on Thursday from 9:00 to 10:30.
Express your opinions to IDEM to help it improve its licensing regulations to make it easier to get your property checked out especially after paint is disturbed on Thursday from 10:45 to noon.
Nominate your favorite realtor, home inspector or property manager who has done outstanding work in dealing with lead-based paint for a Lead-Safe Indiana Award. Hopefully your nominee will receive an award on Thursday afternoon.
If it would help, we can apply for continuing education credit. Contact Tom Neltner at mccabe@ikecoalition.org.
Please join us. Click here to register. Scholarships are available.
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