Call three lead inspectors in Massachusetts and you can get three prices that don't look like they're for the same job. Sometimes they aren't.
The state licenses lead inspectors. It doesn't set what they charge. And "lead test" gets used for a few different jobs, and only some of them get you a letter. If you're paying for one, you want to know which one you're buying.
This matters most when a child under six lives in a home built before 1978. Under M.G.L. c. 111, § 197, the owner has to fix the lead hazards. The first step is a licensed inspector.
Education for owners in Fall River, New Bedford, Somerset, Swansea and Westport. Not legal advice.
How much does a lead inspection cost in Massachusetts?
There's no state price. Each inspector sets their own.
The state's owner brochure, All About Deleading, gives a range for a small apartment and a larger home. Don't lean on it. The same brochure still lists the old tax credit amounts, which the legislature has since doubled, so its prices are old too. The useful line in it is the advice: "It is a good idea to get a price estimate from more than one inspector."
Inspectors who post prices online show how it gets priced. One Boston firm, MKC Associates, lists a full initial inspection with a charge for each extra unit, and bills reinspections by the hour plus dust wipes. That's a common setup. A three-family costs more than a single, and the second visit is its own bill.
Why do lead inspection quotes vary so much?
Mostly because the quotes are for different work.
A full inspection isn't a few swabs. The state says the inspector checks painted surfaces inside and outside, plus "everything on the lot, like sheds and garages," and that it "will usually last at least 3 to 4 hours." In a multifamily, that's every unit, the hallways, the porches and the outside of the building. More doors and windows means more time.
The equipment costs money too. Most inspectors use an XRF analyzer. Under 105 CMR 460.400(D), anyone running one needs the manufacturer's training and a license from the state's Radiation Control Program, on top of the lead license.
Then there's which job you're asking for. These are the four that get called a "lead inspection."
Is a cheaper lead determination good enough?
It depends what you need it for. If you need a letter, no.
The regulation defines a lead determination as testing "one or more selected surfaces" but "not on all surfaces which would require testing for a full lead inspection" (105 CMR 460.020). It can tell you there's lead. That's about it.
The rules spell out the limits. Under 460.400(C), the results can't be "represented as a lead inspection," they have to come with "an explicit written disclaimer that such determinations do not constitute a lead inspection," and "A comprehensive initial inspection must be performed prior to surfaces being abated or contained."
So if you're headed toward deleading, a determination is money spent on a step you'll pay for again. Book the full inspection first.
Do I need a lead inspector or a risk assessor?
It depends which letter you're going after.
For full compliance, a licensed lead inspector does the first inspection and the reinspection, and issues the Letter of Compliance. For interim control, where you fix the urgent hazards now and finish later, the state requires a licensed risk assessor. Only a risk assessor can issue a Letter of Interim Control (460.400(A)).
A risk assessor is a lead inspector with another license and more field experience. Under 460.400(D)(4), they need at least 25 inspections or reinspections in the past two years. Their job "shall include a lead inspection," plus finding the urgent hazards and, when needed, dust sampling (460.020). So a risk assessment should cost more than a plain inspection. It's more work.
Does the tax credit cover the inspector's fee?
Yes, if the job ends in a letter.
The state income tax credit is in M.G.L. c. 62, § 6(e). The Department of Revenue's rule, 830 CMR 62.6.3, defines what counts as the cost, and it says plainly, "'Cost' includes licensed inspector's fees."
Two catches. The lead has to be found by a licensed inspector, and you attach the letter when you file Schedule LP. A lead determination with no letter behind it doesn't get you there.
One more thing to know. The DOR regulation text online still shows the older, lower caps. The statute and the Department of Revenue's current tax credit page use $3,000 and $1,000. Go by those, and check with whoever does your taxes.
Before you pay anyone, check the lead history
A lot of older Fall River rentals have been inspected before, sometimes more than once.
The state keeps lead records for homes built before 1978. You can look up the address on Lead Safe Homes. The newer version holds inspection reports and Letters of Compliance. The older one shows the history only. If a report isn't posted, the state says to contact the inspector who issued it, or the Childhood Lead Poisoning Prevention Program at 1-800-532-9571.
If you find an old report or letter, show it to the inspector before they quote you. It may change what job you need. If you've got a report and can't make sense of it, start with how to read a Massachusetts lead inspection report.
What should I ask when I call for a quote?
- Is this a full lead inspection, a risk assessment or a lead determination?
- What's the price per unit, and does it include the common areas, the outside and anything else on the lot?
- What will the reinspection cost, and are dust samples extra?
- If I go with interim control, are you licensed as a risk assessor?
- When will I get the written report?
Then compare quotes for the same job. A low number for a lead determination isn't a deal if you need a letter.
Once the inspection is done, some of the work can go to an owner or agent with the state's moderate-risk authorization. Here's what moderate-risk deleading covers. For the full picture in our area, see lead paint inspection in Fall River.
If you'd rather someone else line it up, our Oversight Essentials membership is $99 a year per property. It makes us your agent, so we can coordinate the inspection, the deleading and the reinspection with licensed vendors. See pricing, or call or text (508) 671-7228.
Fall River landlord FAQs
How much does a lead inspection cost in Massachusetts?
The state doesn't set the price. Licensed inspectors charge what they want, so quotes change with the size of the home, the number of units and what the job covers. The state's own owner brochure tells you to get estimates from more than one inspector. Ask whether the price is a full inspection or something less.
What is the difference between a lead inspection and a lead determination?
A lead inspection tests the painted surfaces in the home and on the lot. A lead determination tests only some surfaces. Under 105 CMR 460.400(C), a determination has to come with a written disclaimer that it isn't a lead inspection, and a full inspection has to be done before any surface is deleaded or covered.
Does the Massachusetts lead paint tax credit cover the inspection fee?
It can. The Department of Revenue's rule, 830 CMR 62.6.3, says cost includes licensed inspector's fees. The credit is up to $3,000 per unit when you reach full compliance, or half the cost up to $1,000 per unit for interim control. The $1,000 counts toward the $3,000. You need the letter to claim it.
How do I find out if my rental already has a lead inspection on file?
Search the address on Lead Safe Homes, the state's lead history lookup. It shows lead records for homes built before 1978, and the newer version holds inspection reports and Letters of Compliance. If a document isn't online, ask the inspector who did the work or call the Childhood Lead Poisoning Prevention Program at 1-800-532-9571.
Sources
- 105 CMR 460.020, Definitions: law.cornell.edu
- 105 CMR 460.400, Licensing of Lead Inspectors and Risk Assessors: law.cornell.edu
- M.G.L. c. 111, § 197: malegislature.gov
- M.G.L. c. 62, § 6(e): malegislature.gov
- 830 CMR 62.6.3, Lead Paint Credit: law.cornell.edu
- Massachusetts Department of Revenue, Residential and Property Tax Credits: mass.gov
- Massachusetts Department of Public Health, All About Deleading (owner brochure): mass.gov
- Massachusetts Department of Public Health, Find your home's lead history: mass.gov
- Massachusetts Lead Law overview: mass.gov
- MKC Associates, Lead Inspection in Boston (example of posted pricing): mkchomeinspection.com