In short: most NJ rental properties built before 1978 are subject to the state's lead-safe certification rules. The law was tightened in 2021 under P.L. 2021, c. 182, which updated the state's lead paint inspection statute (N.J.S.A. 52:27D-437.16). It applies to:
A few exemptions exist (seasonal rentals under specific conditions, certified Lead Free properties, owner-occupied units). The specifics matter, and they get reviewed when we look at your property.
NJ rentals subject to the law are inspected on a recurring schedule. Under the current rules, properties are inspected either:
A property certified as Lead Free is generally exempt from the recurring cycle, since by definition there's no lead paint to deteriorate. Lead Safe properties are not exempt from the re-inspection cycle.
The first inspection had a phased deadline depending on the property type and location. If you've never been inspected, you are already past due in most cases. Catching up is straightforward.
The state determines which test applies, based on the property's age, prior inspection history, and condition.
A certified NJ Lead Inspector / Risk Assessor walks the property and identifies any deteriorating paint, chipping, peeling, or other visible lead hazards. Results are same-day. Applies to properties without prior lead hazard findings.
The inspector collects wipe samples from windows, floors, sills, and other key surfaces. Samples go to a certified laboratory for analysis. Results typically come back in 5-7 business days. Required for properties with prior lead hazard findings, higher-risk categories, or as a follow-up after remediation.
You don't pick which one applies. The state does. We tell you which one is required for your property before scheduling.
These are not interchangeable, and the difference matters at sale and at re-inspection.
Issued after a passing inspection. Means the property has no current lead hazards. It does not mean lead paint is absent. It means the lead paint that exists (if any) is intact and not creating a hazard. Subject to the re-inspection cycle.
Issued only after a comprehensive test shows no lead-based paint exists anywhere on the property. Far rarer, usually only achievable in newer pre-1978 builds or properties that have been fully remediated. Once issued, generally exempts the property from the recurring inspection cycle.
We issue both. Which one you can get depends on what the test actually shows.
Most NJ inspectors charge $300 to $600 per unit. Some bill closer to $700 for multi-unit buildings. Add the lab fee for a dust wipe test (often passed through at $50-$150 per unit) and a typical 4-unit building can run $1,500 to $2,500 just to certify.
Our rate is $125 to $150 per unit, lab included. Bulk pricing on portfolios, request a quote.
NJ takes this seriously. Skipping an inspection or operating without a current certificate can result in:
The cost of complying is small. The cost of not complying is not.
Under NJ law, the property owner is responsible for the inspection and the certification. Tenants do not pay. In a sale, the seller is typically responsible for current certification at closing, though specific deal terms vary.
We invoice the property owner, the LLC, or the property manager directly. If you're a PM running properties on behalf of multiple owners, we can coordinate billing how you need.
Three steps. We confirm the test, you confirm the slot, we deliver the certificate.