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MODEL RISK ASSESSMENT STEVE M SMITH (616) 240-3926

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Presentation on theme: "MODEL RISK ASSESSMENT STEVE M SMITH (616) 240-3926"— Presentation transcript:

1 MODEL RISK ASSESSMENT STEVE M SMITH (616)

2 WHAT THE HOMEOWNER WANTS TO KNOW Do I have lead in my house?Do I have lead in my house? Where is it?Where is it? What do I do now? or How do I get rid of itWhat do I do now? or How do I get rid of it How much is this going to cost!!How much is this going to cost!!

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4 CONCLUSIONS 2.1Report Summary – Lead Based Paint hazards were found at this address. The table below describes the location of these hazards. Significant hazard reduction will occur if existing original windows are replaced. Window troughs tested very high for the presence of lead indicating that these painted windows are contributing to lead dust build- up. The kitchen area tested positive for lead hazards primarily in what remains of the kitchen cabinets. Surprisingly, the kitchen floor and window sill did not indicate lead finding above HUD approved thresholds. The kitchen window trough was not tested as the window would not open. Recent renovation activities at this house do not appear to be a major contributing factor to the lead hazards discovered during this Risk Assessment.

5 2.2Table of Lead Based Paint Hazards and Recommended Corrective Action Room / ComponentLocation of HazardLevel of severity RecommendationCost stimate KitchenCabinet frames and sides 1Removal of cabinets and replacement with new cabinets since the majority of the cabinets have already been removed $3500 WindowsExterior windows1Replace older windows with exterior peeling paint $3400 Exterior wood doorsFront and side doors2Replace these doors with steel pre-hung units, encapsulate trim $1500 GarageAll painted garage siding 2Encapsulate or vinyl side garage$1750 BathtubTub glazing3Do not use abrasives – owner refinishing$0 Play area Soil1Remove soil and replace with new, uncontaminated soil $600 TOTAL COSTS$10,750 1 – most severe 2 – very severe 3 - somewhat severe

6 2.3Positive XRF Readings NoInspFlrSideRoomStrcSubFeatCndClrResultPbc error 20SMS1BBathWallMetalBathtubIntactWhitePOS SMS1CKitchenDoorWoodJambFairWhitePOS SMS1DKitchenWindowWoodStoolFairWhitePOS SMS1DKitchenWindowWoodSashFairWhitePOS SMS1DKitchenCabinetWoodDoor OutFairWhitePOS SMS AOutside 0DoorWoodDoorIntactWhitePOS SMS AOutside 0WindowWoodSash ExtPoorWhitePOS SMS DOutside 0WindowWoodSash ExtPoorWhitePOS SMS DOutside 0DoorWoodDoorPoorWhitePOS SMS AOutside 0GarageWoodWallFairWhitePOS SMS BOutside 0GarageWoodWallFairWhitePOS

7 2.4Dust Wipe Sample Results Sample NumberRoom LocationComponentArea Wiped in sq/ftPb Concentration in ug/sqft #1Room 1 – dining room Window sill11 3/8 x #2Room 1 –dining room Window trough9 ½ x 4 1/83100 #3Room 1 –dining room Floor16 x #4kitchenWindow sill11 ¼ x 3190 #5kitchenFloor16 x 16Below reporting limits #6Room 2 – living room Floor10 ½ x 10 ½21 #7Room 4 – childs bedroom Window sill10 ½ x 3 1/8Below reporting limits #8Room 4 – childs bedroom Window trough9 5/8 x #9Room 4 – childs bedroom Floor10 x 8 ¼ 2500 HUD reporting limits – floors, 40 ug/ft2, window sills, 250 ug/ft2, window troughs 400 ug/ft2

8 2.5Soil Sample Results Sample NumberLocationResults in Parts per Million #13Side C – drip line53 #14Side B – drip line99 #15Side A – drip line97 #16Side D - drip line290 #17Play area15,000 Note – lead in soil is considered a hazard at 1200 ppm or greater. Play areas for children at 400 ppm.

9 KEY ELEMENTS OF A RISK ASSESSMENT WHAT MICHIGAN REGULATIONS REQUIRE

10 KEY ELEMENTS Date of inspectionDate of inspection AddressAddress Date of constructionDate of construction Name, address, and phone # of ownerName, address, and phone # of owner Name, signature and cert. # of Risk AssessorName, signature and cert. # of Risk Assessor Testing methods, devices and sampling procedures employed including quality control data and if used serial number of XRFTesting methods, devices and sampling procedures employed including quality control data and if used serial number of XRF

11 LEAD INSPECTION AND RISK ASSESSMENT REPORT FOR THE PROPERTY LOCATED AT: 1118 N Vermont Royal Oak, MI Prepared For: Mr. and Mrs. Marsh 1118 N Vermont Royal Oak, MI (586) Report Prepared and Submitted by: Steve M. Smith Certified Lead Inspector / Risk Assessor P – 2309 Michigan Department of Community Health Lead Hazard Remediation Program 3423 N Martin Luther King Blvd PO Box Lansing, MI (616) Date of Inspection: May 12, 2004

12 9.12Laboratory Dust and soil samples were analyzed by State of Michigan Department of Community Health Trace Metals Laboratory located at 3335 Martin Luther King Jr. Blvd., Lansing, Michigan ( ). The Michigan Department of Community Health Environmental Lead Laboratory participates in the Environmental Lead Proficiency Analytical Testing (ELPAT) quality control rounds and is approved by the National Lead Laboratory Accreditation Program (NLLAP). 9.13Soil Sampling Soil samples, if deemed appropriate by the Risk Assessor, were collected following HUD guidelines from areas of exposed soil located within the boundaries of the property, such as sandbox, play areas, and foundation drip line. Composite samples from the upper 1/ inch of soil were collected and analyzed by State of Michigan Department of Community Health Trace Metals Laboratory. Results are reported in parts of lead per million parts of sampled soil. APPENDIX DATA

13 6.0 RE-EVALUATION AND MONITORING SCHEDULE All painted components require periodic re-evaluation and monitoring. Re- evaluation typically is scheduled on a bi-annual basis but more frequent re- evaluations may be required depending on site conditions. All painted surfaces must remain in good / intact condition. Painted surfaces that are peeling, cracking, blistering or causing dust from friction or impact must be corrected immediately to prevent hazardous exposure to possible lead based paint sources. All repairs must follow HUD Guidelines for the interim control and abatement of lead based paint hazards.

14 KEY ELEMENTS CONT Specific locations of each painted component tested – typically part of XRFSpecific locations of each painted component tested – typically part of XRF Name, address and phone of each recognized lab conducting analysisName, address and phone of each recognized lab conducting analysis Results of laboratory analysisResults of laboratory analysis Description of the location, type and severity of identified lead paint hazardsDescription of the location, type and severity of identified lead paint hazards Description of abatement or interim control (or both) of each identified lead based paint hazardDescription of abatement or interim control (or both) of each identified lead based paint hazard Recommended maintenance and monitoring schedules for encapsulants and enclosures if used to remediate lead hazardsRecommended maintenance and monitoring schedules for encapsulants and enclosures if used to remediate lead hazards Visual inspection resultsVisual inspection results

15 VISUAL INSPECTION FORMAT 1.Paint Condition Form – Selected Surfaces Building Component Location NotesPaint Condition (intact, poor, not present) Deterioration due to friction or impact? Deterioration due to moisture? Location of painted component with visible bite marks SidingVinyl sidingIntact but chalkingNo Na Exterior trimWrapped in aluminum IntactNo Na Exterior windowsNeed replacingPoorFriction / weathering YesNa Exterior doorsNeed replacingPoorImpactYesNa RailingsNA Porch floorsFront porchPoorFrictionYesNa Other porch surfaces NA Interior doorsMost have been replaced IntactNo Na CeilingsOk throughoutIntactNo Na

16 2.4Dust Wipe Sample Results Sample NumberRoom LocationComponentArea Wiped in sq/ft Pb Concentration in ug/sqft #1Room 1 – dining room Window sill11 3/8 x 3Below reporting limits #2Room 1 –dining room Window trough9 ½ x 4 1/83100 #3Room 1 –dining room Floor16 x 16Below reporting limits #4kitchenWindow sill11 ¼ x 3190 #5kitchenFloor16 x 16Below reporting limits #6Room 2 – living room Floor10 ½ x 10 ½21 #7Room 4 – childs bedroom Window sill10 ½ x 3 1/8Below reporting limits #8Room 4 – childs bedroom Window trough9 5/8 x #9Room 4 – childs bedroom Floor10 x 8 ¼Below reporting limits #10Stairway to second floor Tread10 x 10 3/8120 #11Room 5 – upstairs bedroom Window sill11 x 2 ½Below reporting limits #12Room 5 – upstairs bedroom Floor11 x 8 7/8Below reporting limits HUD reporting limits – floors, 40 ug/ft2, window sills, 250 ug/ft2, window troughs 400 ug/ft2

17 2.2Table of Lead Based Paint Hazards and Recommended Corrective Action Room / Component Location of Hazard Level of Severity RecommendationCost Estimate KitchenCabinet frames and sides 1Removal of cabinets and replacement with new cabinets since the majority of the cabinets have already been removed $3500 WindowsExterior windows 1Replace older windows with exterior peeling paint $3400 Exterior wood doors Front and side doors 2Replace these doors with steel pre- hung units, encapsulate trim $1500 GarageAll painted garage siding 2Encapsulate or vinyl side garage$1750 BathtubTub glazing3Do not use abrasives – owner refinishing $0 Play area Soil1Remove soil and replace with new, uncontaminated soil $600 TOTAL COSTS$10,750 1 – most severe2 – very severe3 - somewhat severe

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20 CREATE A RISK ASSESSMENT TEMPLATE In my template 60% of the information is routine or simple to add – i.e. testing methods, certifications, background info, re-evaluation schedules, etc.In my template 60% of the information is routine or simple to add – i.e. testing methods, certifications, background info, re-evaluation schedules, etc. 40% is new data that is applied quickly to pre- designed tables NOTE: these tables are also used for the field investigation40% is new data that is applied quickly to pre- designed tables NOTE: these tables are also used for the field investigation

21 BOTTOM LINE Cost savings – reduces the time needed to produce a Risk AssessmentCost savings – reduces the time needed to produce a Risk Assessment Consistency of format in terms of report dataConsistency of format in terms of report data Easily modified to incorporate future rule changesEasily modified to incorporate future rule changes CUSTOMER SATISFACTION ! !CUSTOMER SATISFACTION ! !


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