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lead-paint-disclosure

起草符合42 U.S.C. § 4852d和24 CFR Part 35规定的、可执行的含铅油漆披露文件，适用于1978年前住宅物业的销售或租赁。涵盖卖方/房东危险披露、买方/租户确认、检查豁免、代理人认证以及附件时间表。在起草含铅油漆披露、1978年前房产交易、住宅租赁危险披露或EPA第1018节合规文件时使用。

person作者: jakexiaohubgithub
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Lead-Based Paint Disclosure

Drafts a federally compliant lead-based paint disclosure for sale or lease of pre-1978 residential property, ready for execution by all parties.

Quick Start

Gather before drafting:

  1. Property — address, legal description, confirmed pre-1978 construction
  2. Transaction type — sale or lease
  3. Parties — names/addresses of all sellers/landlords, buyers/tenants, agents/brokers (with license numbers)
  4. Lead paint records — inspection reports, risk assessments, abatement certificates, clearance reports, health department correspondence (or confirmation none exist)
  5. Prior remediation docs, if any

If user-provided documents have gaps, request missing information before drafting.

Governing Law

| Authority | Citation | |---|---| | Federal statute | 42 U.S.C. § 4852d | | Implementing regulation | 24 CFR Part 35, Subpart A & H | | EPA disclosure rule | 40 CFR Part 745, Subpart F (Section 1018) | | Enabling act | Residential Lead-Based Paint Hazard Reduction Act of 1992 (Title X) |

Penalties: Civil up to $16,000/violation [VERIFY current adjusted amount]; private suit treble damages + attorney's fees; criminal for knowing/willful violations.

Document Structure

Draft these sections in order:

1. Header & Party Identification

  • Title: "Lead-Based Paint Disclosure"
  • Property address + legal description; disclosure date
  • Full legal names and mailing addresses of all parties
  • Transaction type checkbox: Sale / Lease
  • Agent/broker names, brokerage, license numbers (if applicable)

2. Seller/Landlord Disclosure Statement

Disclosing party selects one:

| Option | Detail Required | |---|---| | A — Known hazards | Locations, condition/extent, date acquired; distinguish lead-based paint from lead-based paint hazards (deteriorating paint, friction/impact surfaces, contaminated dust/soil) | | B — No known hazards | Affirmative statement after reasonable inquiry | | C — Remediated | Remediation description, professional credentials, attach documentation as exhibits |

3. Records & Reports Attachment Schedule

List all attached documents by exhibit number: inspection reports, risk assessments, lead-safe/lead-free certificates, abatement/interim control docs, clearance reports, health department correspondence.

If no records exist — include affirmative "no records available" statement. Never leave blank.

4. Pamphlet & Inspection Opportunity

  • Confirm delivery of EPA pamphlet "Protect Your Family from Lead in Your Home" (or EPA-approved state equivalent)
  • Sales only — memorialize 10-day inspection right:
    • Buyer waives inspection (initial line), OR
    • Buyer exercises inspection — agreed period: ___ days
    • Include inspection contingency, cancellation right, deadline provisions

5. Buyer/Tenant Acknowledgments

Individual initialed/signed acknowledgments:

  • Receipt of seller/landlord disclosure statement
  • Receipt of EPA lead hazard pamphlet
  • Receipt of all attached records and reports
  • (Sales only) Inspection opportunity — waived or exercised

Each item gets its own initial/signature line. Use plain English.

6. Certifications & Signature Blocks

Three categories, each with printed name + signature + date:

| Party | Certifies | |---|---| | Seller/Landlord | Information true, accurate, complete; all known hazards disclosed; all available records provided | | Buyer/Tenant | Receipt of all required disclosures, pamphlet, records; understanding of federal rights | | Agent/Broker | Informed seller/landlord of obligations; ensured compliance; provided pamphlet to buyer/tenant |

Provide sufficient blocks for multiple co-parties.

Formatting

  • Readable font, minimum 10pt; bold section headings
  • Footer every page: property address + "Page X of Y"
  • Target 2–4 pages

Pitfalls & Checks

  • Disclosure must be delivered before buyer/tenant becomes obligated under any contract
  • Signed copies retained minimum 3 years from sale/lease commencement
  • Lease disclosures renew with each renewal or new tenant
  • Lead-based paint vs. lead-based paint hazards are legally distinct — never conflate
  • Check state-specific supplemental requirements (pamphlet substitutes, additional disclosures)
  • Never leave records section blank — use affirmative "none available" language