Lead Paint on Church Property

A risk management checklist.

Church Law & Tax Report 2009-01-01

Lead Paint on Church Property

A risk management checklist.

Many children are poisoned each year by eating lead-based paint. In an attempt to address this problem, the federal government has issued regulations imposing strict requirements on the sale or lease of residential property constructed prior to 1978. There are no exceptions for churches or other nonprofit organizations. Church leaders need to be aware of these requirements whenever they sell or lease church-owned residential property. Failure to comply with these requirements can result in substantial liability, including “triple damages.”

Here is a checklist of steps that church leaders can take to reduce the risk of liability based on the Residential Lead-Based Paint Hazard Reduction Act.

1. Buying residential property. Church leaders should be certain that the seller is complying with the Residential Lead-Based Paint Hazard Reduction Act whenever the church is buying residential property constructed prior to 1978. It is important to note that the Act does not require sellers to remove lead-based paint from their property, or inspect their property for the existence of lead-based paint. Rather, they are only required to notify a buyer of any known lead-based paint or lead-based paint hazards on the property so that the buyer can make an informed decision regarding acquisition of the property and be alerted to any potential health problems in the future.

The fact that a seller is not aware of the presence of any lead-based paint on his or her property does not mean that the property is free of this hazard. The Act gives buyers a 10-day right of inspection to look for the presence of lead-based paint or lead-based paint hazards before becoming obligated under a contract to purchase residential property. A buyer can waive this right. Church leaders should be sure the seller is complying with the Act. Also, it is wise to review the seller’s disclosures, exercise the right of inspection, and consult with an attorney.

Be sure to consult with an attorney concerning your rights, and the potential risks the church faces if lead-based paint is found on the property. This is very important if the church will be renting the property, or making it available as a parsonage.

2. Selling residential property. Church leaders should be certain that they are complying with the Residential Lead-Based Paint Hazard Reduction Act whenever the church is selling residential property constructed prior to 1978. Note the following:

  • Using a real estate agent. If the church will use a real estate agent in selling residential property, it is very likely that the agent will be familiar with the requirements of the Act and will help to ensure compliance.
  • Complying with the Act. Be sure that a real estate contract is used, and that it contains a lead warning statement, a statement disclosing any known lead-based paint or lead-based paint hazard, a 10-day right of inspection, a statement by the buyer affirming that he or she has received the lead warning statement, the seller’s statement disclosing the presence of any lead paint or lead-based paint hazards, and a lead hazard information pamphlet (the pamphlet may be the federal pamphlet entitled “Protect Your Family from Lead in Your Home” or a state-developed pamphlet that has been approved by EPA).
  • Consult with an attorney. Be sure to consult with an attorney concerning your responsibilities under the Act, and the potential risks the church faces if it fails to comply.

3. Renting residential property. Church leaders should be certain that they are complying with the Residential Lead-Based Paint Hazard Reduction Act whenever the church is renting residential property constructed prior to 1978. It is important to note that the Act does not require lessors to remove lead-based paint from their property, or inspect their property for the existence of lead-based paint. Rather, they are only required to notify a lessee of any known lead-based paint or lead-based paint hazards on the property so that the lessee can make an informed decision regarding rental of the property and be alerted to any potential health problems in the future. As with selling a residential property, church leaders should use a real estate agent, comply with the act, and consult with an attorney concerning your responsibilities under the Act.

4. Insurance. Discuss with your insurance agent the availability of insurance coverage in the event that the church is sued as a result of lead paint poisoning, or violating the Residential Lead-Based Paint Hazard Reduction Act.

5. Rental of church property by outside groups. Churches may be liable for lead-based paint poisoning when they rent non-residential church property to outside groups, such as a preschool or head start program. Be sure to check with your insurance agent about coverage for such a risk.

6. State and local regulations. Many state and local governments have enacted their own regulations addressing lead-based paint hazards, and it is important for church leaders to consider the application of these additional regulations whenever they buy, sell, or lease property.

Church Law & Tax Report is published six times a year by Christianity Today International, 465 Gundersen Dr. Carol Stream, IL 60188. (800) 222-1840. © 2009 Christianity Today International. CLTReditor@ChristianityToday. com All rights reserved. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting, or other professional service. If legal advice or other expert assistance is required, the services of a competent professional person should be sought. “From a Declaration of Principles jointly adopted by a Committee of the American Bar Association and a Committee of Publishers and Associations.” Annual subscription: $69. Subscription correspondence: Church Law & Tax Report, PO Box 37012, Boone, IA 50037-0012.

Richard R. Hammar is an attorney, CPA and author specializing in legal and tax issues for churches and clergy.

This content is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting, or other professional service. If legal advice or other expert assistance is required, the services of a competent professional person should be sought. "From a Declaration of Principles jointly adopted by a Committee of the American Bar Association and a Committee of Publishers and Associations." Due to the nature of the U.S. legal system, laws and regulations constantly change. The editors encourage readers to carefully search the site for all content related to the topic of interest and consult qualified local counsel to verify the status of specific statutes, laws, regulations, and precedential court holdings.

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