Applewood Apartments Knoxville_LBPRA_Landlord_5-2018 PDF
Preview Applewood Apartments Knoxville_LBPRA_Landlord_5-2018
Applewood Apartments 5507 Fountain Rd., Knoxville, TN LEAD-BASED PAINT COMBINATION INSPECTION AND RISK ASSESSMENT REPORT FOR LANDLORD OWNED PROPERTY HomeSource east Tennessee 109 Winona St. Knoxville, TN 37917 Prepared for: HomeSource east Tennessee 109 Winona St. Knoxville, TN 37917 Prepared by: J. Perry Brake, TNLBP2012-2678-5142R American Management Resources Corp. 207 Stout St. Tellico Plains, TN 37385 Date of Inspection: May 16-18, 2018 Date of Report: May 23, 2018 Page 1 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Table of Contents SECTION 1 - LETTER TO TENANT .................................................................................................. 4 SECTION 2 – SUMMARY .................................................................................................................. 5 Identifying Information ..................................................................................................................... 7 Purpose ............................................................................................................................................. 8 Random Unit Selection ..................................................................................................................... 9 Units Selected to Test ...................................................................................................................... 10 Property Description ....................................................................................................................... 11 SECTION 4 - IDENTIFIED LEAD HAZARDS ................................................................................. 12 List of Location and Type of Identified Lead Hazards ..................................................................... 12 List of Location of Surfaces Containing Intact Lead-Based Paint .................................................... 13 SECTION 5 – EXCLUDED COMPONENTS ..................................................................................... 14 SECTION 6 - ONGOING MONITORING ......................................................................................... 15 SECTION 7 - PROPERTY OWNER’S DISCLOSURE OBLIGATIONS .......................................... 16 SECTION 8 – DISCLAIMER, CONDITIONS AND LIMITATIONS ................................................ 17 SECTION 9 - XRF TESTING AND LAB SAMPLING RESULTS .................................................... 18 XRF Test Results ............................................................................................................................ 19 Dust Sampling Results .................................................................................................................... 25 Soil Sampling Results ..................................................................................................................... 33 SECTION 10 - LEAD HAZARD CONTROL PLAN .......................................................................... 34 SECTION 11 – SITE INFORMATION ............................................................................................. 36 Resident Questionnaire for Occupied Units Only ............................................................................ 36 Building Condition Form ................................................................................................................ 57 Paint Conditions on Selected Surfaces ............................................................................................. 58 Property Description ....................................................................................................................... 59 Drawings – Property Plot Plan ........................................................................................................ 60 Drawings - Unit Plan Sketch ........................................................................................................... 61 Photographs – LBP Positive Components Identified ........................................................................ 70 Real Estate Assessment Data ........................................................................................................... 71 APPENDIX A – SEQUENTIAL XRF DATA BY UNIT TESTED ..................................................... 73 APPENDIX B – CREDENTIALS .................................................................................................... 105 Tennessee Credentials – Firm and Individual ................................................................................ 105 Certificates of Training, Initial and Refresher ................................................................................ 106 Page 2 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Certificate of Completion from XRF Manufacturer’s Training Course .......................................... 107 RMD XRF Performance Characteristic Sheet ................................................................................ 108 APPENDIX C - DEFINITIONS ........................................................................................................ 108 APPENDIX D – ADDITIONAL LEAD SAFETY RESOURCES ..................................................... 116 APPENDIX E – DUST AND SOIL SAMPLING LAB DATA REPORTS........................................ 117 End of Report.................................................................................................................................... 169 Page 3 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN SECTION 1 - LETTER TO TENANT LETTER TO TENANT Owner Letterhead Insert Date Name of Tenant Street City, State Zip Dear_________, This report has been provided to inform you of the results of the recent lead-based paint combined inspection- risk assessment conducted on behalf of the Owner. The combined Lead-based Paint Inspection/Risk Assessment was performed to answer two questions. 1) The lead-based paint inspection is used to identify paint that contains lead above allowable levels determined by the Environmental Protection Agency (EPA) to be acceptable for residential housing. 2) The risk assessment identifies housing conditions determined to be “lead-based paint hazards” that could result in potential harm to residents, workers and especially to young children and pregnant women. This report provides information on where paint containing lead is found, identify hazards associated with lead- based paint and discusses a plan of how to clean-up identified hazards and maintain painted surfaces to reduce or eliminate possible exposure. The methods used to conduct the inspection and assessment includes testing with an x-ray fluorescent analyzer and dust along with soil sampling by an accredited laboratory. Locations of lead-based paint hazards and components determined to contain lead-based paint are discussed in detail in Section 4 of the included report. Definitions of terms used throughout the report are detailed in Appendix C. . Please contact __________ if you have any questions or concerns about this report. Sincerely, Owner NOTE: A copy of this report must be provided to new lessees (tenants) and purchasers of this property under federal law (24 CFR part 35 and 40 CFR part 745) before they become obligated under a lease or sales contract. The complete report also must be provided to new purchasers and it must be made available to new tenants. Landlords (lessors) and sellers also are required to distribute an educational pamphlet approved by the United States Environmental Protection Agency and include standard warning language in their leases or sale contracts to ensure that parents have the information they need to protect children from lead-based paint hazards. Page 4 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN SECTION 2 – SUMMARY As a result of the combined lead-based paint inspection/risk assessment conducted on May 16-18, 2018, it was found that: lead-based paint and lead hazards were present on the property as of the date of the Assessment. The analytical results from this assessment identified the following lead-based paint hazards as identified by EPA and HUD standards. Room or Type of Hazard (Dust, Lead Level Interior or Exterior Location Room Building Component Soil or Paint) (mg/cm2or µg/ft2) Equivalent Interior – Unit 3 Floor Dust 92.0 µg/ft2 Building 1 Living Room Exterior - Unit 6 All metal Paint 9.9 Buildings 2, 3, 7 Unit 9 window and door Unit 20 lintels Exterior - Unit 9 Rear porch floor Paint 9.9 Buildings 3, 5, 6, 7 Unit 12 metal framing Unit 13 Unit 16 Unit 18 Please remember that all identified lead-based paint hazards and painted components identified as having intact lead-based paint should always be properly addressed by professionally certified lead firms and workers. Following is a report of the lead hazard control plan and the interim control and abatement options: Hazard No. 1 – Floors – Lead Dust Ø Building 1 – Unit 3 Living room Floor Options are shown for BOTH Interim Controls and Abatement unless noted otherwise Chosen Option Dust removal – HEPA vacuum all identified floors followed by wet washing $3/ft2 and wiping. Perform a final liquid wax or paint. HEPA vacuum floors again once dried. OR – clean identified floors and install new flooring once dried. Page 5 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Hazard No. 2 – Exterior Trim – Deteriorated Lead Paint Ø Exterior - Buildings 2, 3, 7 (Units 6, 9, and 20) - All metal window and door lintels Options are shown for BOTH Interim Controls and Abatement unless noted otherwise Chosen Option Paint film stabilization for the components listed, includes wet scraping and $5-10/lf or ft2 repainting – Deteriorated paint must be wet scraped prior to repainting or encapsulation – – NOT SUITABLE FOR ABATEMENT Component enclosure with vinyl or metal siding $5-10/lf or ft2 Lead Paint removal and repainting with lead-free paint $5-10/lf or ft2 Encapsulation – Deteriorated paint must first be stabilized before $5-10/lf or ft2 encapsulation with a lead-paint Encapsulant as per manufacturer’s instructions. Deteriorated substrates and causes of such deterioration must be corrected before encapsulation. Hazard No. 3 – Exterior Trim – Deteriorated Lead Paint Ø Exterior - Buildings 3, 5, 6, 7 (Units 9, 12, 13, 16, 18) Metal back porch framing Options are shown for BOTH Interim Controls and Abatement unless noted otherwise Chosen Option Paint film stabilization for the components listed, includes wet scraping and $5-10/lf or ft2 repainting – Deteriorated paint must be wet scraped prior to repainting or encapsulation – – NOT SUITABLE FOR ABATEMENT Component enclosure with vinyl or metal siding $5-10/lf or ft2 Lead Paint removal and repainting with lead-free paint $5-10/lf or ft2 Encapsulation – Deteriorated paint must first be stabilized before $5-10/lf or ft2 encapsulation with a lead-paint Encapsulant as per manufacturer’s instructions. Deteriorated substrates and causes of such deterioration must be corrected before encapsulation. Page 6 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN SECTION 3 - GENERAL INFORMATION Identifying Information Date of Inspection: May 16, 17 and 18, 2018 Date of Report: May 23, 2018 Address of Property: 5507 Fountain Rd, Knoxville, TN Knoxville, TN 37918 Owner ID: HomeSource of east Tennessee 109 Winona St. Knoxville, TN 37917 Phone: (865) 963-4771 Email: [email protected] Current Contact: Christopher Osborn Risk Assessor ID: J. Perry Brake Senior Consultant ______________________ Cert#: TNLBP2012-2678-6475R Phone: (352) 318-2381 Email: [email protected] Perry Brake Signature: ( e-signature) Certified Firm: American Management Resources Corp. 207 Stout St. Tellico Plains, TN 37385 5230 Clayton Ct. Ft. Myers, FL 33907 Page 7 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Purpose This report is a combined Lead-Based Paint Inspection and Risk Assessment Report. A complete paint inspection that included dust and soil sampling was conducted to determine if lead-based paint hazards were present with potential to affect the health and safety of the occupants, particularly children less than six-years of age that live, visit and play in the home. If lead-based paint hazards are found, a remediation project may be developed through partnership with thee Owner. Based on conversations with the owner there are no known previous lead-based paint inspections, elevated blood lead level (EBLL) investigations, or risk assessments associated with this property. The date of initial visit by J. Perry Brake was the inspection date. J. Perry Brake is also the author of this report. This report documents technical data generated by testing for lead content-in-paint with a portable XRF paint analyzer, laboratory analysis of individual dust wipes and composite soil samples, a visual inspection of the property, and findings of interviews and supplemental research. All pertinent training and licensing certificates are included in Appendix C. Page 8 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Random Unit Selection The following is the random unit selection process used: RANDOM.ORG - Sequence Generator https://www.random.org/sequences/?min=1&max=20&col=1&for... Home Games Numbers Lists & More Drawings Web Tools Statistics Testimonials Learn More Login True Random Number Service Advisory: RANDOM.ORG is scheduling essential maintenance on Sunday, 13 May 2018 from 8-10am UTC [more info Random Sequence Generator Here is your sequence: 3 20 10 17 19 2 13 5 11 14 18 16 12 9 4 6 7 1 8 15 Timestamp: 2018-05-11 20:23:52 UTC Again! Go Back © 1998-2018 RANDOM.ORG Follow us: Twitter | Facebook | Google+ Terms and Conditions About Us 1 of 1 5/11/18, 4:24 PM Page 9 of 169 Applewood Apartments 5507 Fountain Rd., Knoxville, TN Units Selected to Test Based on the Random numbers generated, the following are the units selected to be tested. Those Units are identified with the letter “L” handwritten next to the selected units. Page 10 of 169
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