Prepare the lead-paint disclosure packet before leasing

Check the housing and the exception

The federal disclosure rule generally covers most housing built before 1978. Record the construction date and review the actual transaction, including a sublease. An owner having no knowledge of lead is different from establishing an exemption.

Use EPA's current coverage guidance. Its exceptions include post-1977 housing; qualifying lead-based-paint-free findings by a certified professional; and leases of 100 days or less with no possible renewal or extension. Zero-bedroom housing and housing specifically for older adults or people with disabilities have conditions concerning a child under six who lives or is expected to live there. Do not omit those conditions or decide from a studio or senior-housing label alone.

Check additional state, local or assisted-housing requirements. Keep the evidence and reasoning for an exception in the property record; fresh paint, a routine home inspection or no visible hazard does not establish a lead-based-paint-free finding.

Assemble the whole disclosure packet

The packet needs the required warning, known information, available records, pamphlet and acknowledgments. A file name or signed cover sheet does not show that all of them reached the renter. Focus this table and scroll horizontally on a narrow screen.

40 CFR 745.107 addresses information and timing; 40 CFR 745.113 addresses certification and acknowledgments.

Describe the facts and preserve the reports

Use the actual inspection, assessment, maintenance and other available property records. Describe known surfaces and conditions without converting a limited test or historical repair into whole-building clearance. Preserve the report's scope, date, author and limitations.

For multifamily housing, check relevant common-area records and other-unit information from building-wide evaluations or hazard-reduction work. List supplied documents so the recipient can identify missing attachments. An unavailable report, no known hazard and a certified lead-free finding are different statements.

Keep residents' health information separate from ordinary leasing records. Limit access and use a protected delivery channel for the property documents.

Use current forms and the approved pamphlet

EPA supplies an English lessor disclosure form (PDF) and a Spanish lessor disclosure form (PDF). These sample forms organize the required statements; the rule does not require this particular layout. Read the completed form, agent acknowledgments and signature spaces before use.

Get the approved pamphlet and language versions from EPA. Its revised 2026 edition reflects updated lead standards. EPA says older editions need the appropriate supplement to provide updated information; do not assume a saved 2020 link is the whole current packet.

Rentari's lead-disclosure form helps prepare property information. Complete actual fields and supply the pamphlet and reports separately. A blank preview, generated draft or receipt checkbox does not prove the recipient received the materials.

Finish delivery before the rental commitment

Complete disclosure before the renter becomes obligated under the contract. If an offer already exists, review the rule's disclosure-before-acceptance process and opportunity to review and amend the offer. A later upload after signing is not the ordinary delivery plan.

Check the address, parties, dates, attachments and language together. The renter should acknowledge what was actually received, not initial a default statement to move past a screen. Include required agent acknowledgments and dated certification signatures where agents are involved. Confirm the signing workflow can collect all required parties; a two-party process does not automatically collect agent signatures.

Disclosure does not waive repair obligations, certify habitability or require acceptance of an unresolved hazard. Resolve missing materials and uncertain requirements before sending for signing.

Check electronic access and consent

Electronic delivery needs more than attaching a link. EPA identifies information about paper copies, withdrawing electronic consent, access and retention of records, along with consent demonstrating that the recipient can access electronic materials. Review the actual process before relying on it.

Confirm all pages and attachments open on the recipient's available device and can be retained. Offer the applicable paper route and correct inaccessible files. Keep the supplied version, delivery details and actual acknowledgment together. A sent-message timestamp alone does not establish the whole process.

Use Rentari to organize drafts and records while checking delivery and consent. Do not mark a packet received merely because it is stored in the property folder.

Keep the record and recheck a renewal

The lessor and any agent must keep the required completed disclosure attachment or lease information for at least three years from commencement of the leasing period. Preserve the packet and delivery evidence, and check longer applicable duties or a legal hold before deletion.

The federal renewal exception depends on prior required disclosure being complete and no new relevant information coming into the lessor's possession. Recheck reports and known conditions. A yearly renewal is not an automatic reason to skip new information, and renewal does not cure an incomplete packet.

Keep disclosure, assessment and repair distinct

The disclosure rule itself does not require a new inspection simply because a renter requests one. Other housing and local obligations may require separate review. A certified paint inspection, risk assessment and repair or abatement plan answer different questions.

Do not scrape, sand or disturb suspected lead paint to prepare a listing or imitate a removal photograph. Review current renovation, repair and painting requirements and use appropriately qualified people. A landlord working in a rental cannot simply assume the owner-occupied-home DIY exception applies. Renovation and permanent hazard abatement have different certification requirements.

CDC notes that exposed children often have no obvious immediate symptoms. For possible exposure, contact the child's healthcare provider about assessment and testing; a symptom checklist, photo or software summary cannot diagnose exposure. Report property conditions promptly and follow qualified advice.

Resolve missing information and questions

Before signing, a renter can ask which reports were supplied, whether common areas were considered, where the pamphlet is and who will address a deteriorating surface. Keep the response and documents together. A promise to provide materials later is not a completed packet.

Use the responsible housing or environmental authority and qualified local advice for unresolved obligations. EPA's current disclosure guidance links to its violation reporting process. Penalties, civil remedies and repair duties depend on applicable rules and facts; an old fine amount is not a current nationwide fee schedule.

Use a packet preparation checklist

Download lead disclosure packet checklist (TXT)

1. Record the housing date and reviewed coverage.
2. Describe known information accurately.
3. List and supply relevant reports.
4. Select the approved pamphlet and language.
5. Review the warning, statements and required parties.
6. Complete delivery, access and consent.
7. Verify actual acknowledgments and dated signatures.
8. Preserve the packet and recheck new information at renewal.

The checklist organizes preparation. It is not the disclosure form, required pamphlet, a lead inspection, completed legal review or exposure assessment.

Sources and further reading

• EPA: current real-estate disclosure guidance
• EPA: disclosure rule and sample forms
• EPA: current pamphlet and supplements
• eCFR: disclosure timing and records
• eCFR: certification and retention
• CDC: exposure symptoms and complications

Keep learning

• Prepare the lead disclosure
• Understand lease attachments
• Plan qualified rental renovation work
• Current state rental rules