Lead-safe certification for New Jersey rentals

New Jersey's lead-safe law, which took effect in July 2022, requires most rental homes built before 1978 to be inspected for lead-based paint hazards. In South Jersey's older towns, such as Woodbury, Pitman, Glassboro and Blackwood, a large share of rentals are covered.

Which rentals are covered

Single-family, two-family and multiple-dwelling rental units built before 1978 are covered, unless an exemption applies. Common exemptions include:

• Units certified as lead-free
• Seasonal rentals rented for less than six months a year
• Multiple dwellings that had a state lead inspection in the previous ten years with no outstanding lead violations
• Units built in 1978 or later

When inspections happen

Covered units must be inspected at tenant turnover, and on an ongoing cycle set by the law (generally every three years or at turnover, whichever comes first). The first-round deadline for existing tenancies was in July 2024, so a covered unit that has never been inspected is already behind.

Visual or dust-wipe

Inspections are done by the municipality's lead evaluation contractor or a state-certified lead evaluation contractor you hire, depending on how your town runs its program. In most places a visual inspection for deteriorated paint is allowed; in municipalities with higher rates of childhood lead exposure, a dust-wipe sample is required.

If the unit passes

You receive a lead-safe certification, generally valid for two years. Keep it with your rental records; a valid certificate can cover a turnover that happens within that period.

If hazards are found

Hazards must be fixed using lead abatement or approved lead-safe remediation methods by appropriately certified contractors, then the unit is reinspected. Plan time for this before a new tenant's move-in date.

Fees

Municipalities may charge an inspection fee, and the law adds a small per-unit fee that funds lead hazard control. Fees vary, so check with your town.

How to stay ahead

• Find your home's build year in the property records.
• Repaint chipping or peeling surfaces (using lead-safe work practices) before an inspection.
• Pay attention to window sashes, doors and stairs, which rub and create dust.
• Schedule the inspection early in the turnover so a failed result doesn't delay the lease.

We build lead-safe inspections into every turnover we manage. Owners of older homes should also read maintaining older rentals in Woodbury. Official guidance is published by the New Jersey Department of Community Affairs (opens in a new tab).