Many Greater Boston buyers love the character of older homes. But when a house or condo was built before 1978, lead paint belongs on the decision checklist—not as a reason to panic, but as a question to investigate before your contingency deadlines expire.
The two rules buyers should not confuse
Federal disclosure rule: For most pre-1978 housing, sellers must disclose known lead-based paint information, provide available records and reports, give buyers the EPA lead pamphlet, and include a Lead Warning Statement before the buyer signs the contract. Buyers generally receive a 10-day opportunity for a lead inspection or risk assessment, although the parties may change that period in writing and a buyer may waive it. See the EPA’s current disclosure guidance (updated May 27, 2026).
Massachusetts Lead Law: Owners must remove or cover lead hazards in pre-1978 homes where a child under six lives. That obligation applies to rental and owner-occupied homes. It does not mean every pre-1978 property has automatically been found hazardous or that every old home must have all paint removed. Review the Massachusetts Lead Law overview and the state’s Property Transfer Lead Paint Notification guidance.
A practical pre-offer and due-diligence workflow
- Confirm the construction year. Check the listing, municipal assessor record, and seller documents. If sources disagree, treat the older date as a reason to investigate.
- Read the lead form before signing. “Unknown” is not the same as “lead-free.” Ask for every inspection report, Letter of Compliance, Letter of Interim Control, and building-wide report available.
- Match the risk to your occupancy plan. A child under six living in the property changes the Massachusetts compliance analysis. Multifamily buyers should also consider current and future tenant households.
- Choose the right professional review. A certified lead inspection determines whether lead-based paint is present; a risk assessment focuses on hazards and exposure risks. Clarify the scope before hiring.
- Protect the timeline in writing. Coordinate the inspection period and any request for more time with your agent and attorney. Do not assume the general federal opportunity overrides the dates in your signed agreement.
- Price the property with evidence. If hazards are found, obtain a written scope from properly licensed professionals. Separate immediate compliance work from optional renovation wishes.
A simple cash-reserve test
Use this formula before deciding whether the property still fits your plan:
Post-closing reserve = available cash after ordinary closing costs − lead-work estimate − contingency − any temporary housing allowance
Illustrative example only: Assume $35,000 remains after ordinary closing costs. A licensed contractor’s hypothetical scope is $16,000; a 15% contingency is $2,400; and the buyer sets aside $2,000 for possible temporary housing. The remaining reserve would be $14,600 ($35,000 − $16,000 − $2,400 − $2,000). These are not Greater Boston averages or a quote. Actual scope, price, financing treatment, and occupancy needs vary.
Questions worth asking
- Was the entire property tested, or only one unit or selected surfaces?
- Is a compliance letter current, and what areas does it cover?
- Are there painted windows, doors, stairs, porches, or friction surfaces likely to be disturbed?
- Will planned renovations require lead-safe work practices?
- After the work, how much emergency reserve remains?
The decision is bigger than “lead: yes or no”
A useful analysis connects documents, occupancy, inspection scope, repair timing, and cash reserves. A well-priced older home can still be a strong purchase; an attractive price can also hide a reserve problem if the buyer has not modeled the next steps.
Contact Jeong Park to build a data-driven due-diligence plan for a Greater Boston home or multifamily property.
Jeong Park is a Greater Boston real estate agent with eXp Realty, real estate investor, and data scientist serving English- and Korean-speaking buyers and investors.
Educational information only; not legal, medical, environmental, lending, or contracting advice. Consult qualified Massachusetts counsel, a certified lead professional, your lender, and appropriate health professionals for your situation.
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