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:
The statute exempts a unit that:
Covered rentals are inspected on a recurring cycle. Under the statute, units are inspected either:
A lead-safe certificate is valid for two years. A tenant turnover does not require a new inspection while the unit's certificate is still valid. A unit certified free of lead-based paint is exempt from the cycle.
The first inspection was due at the earlier of tenant turnover or July 22, 2024, two years after the law took effect. A covered unit that has never been inspected is past that deadline.
The test is set by the municipality the property is in, not by the building. If at least 3% of tested children six and under in that municipality have a blood lead level of 5 ug/dL or higher, the inspection must use dust wipe sampling. Everywhere else, a visual assessment is allowed. NJ DCA publishes the list of dust wipe municipalities and reissues it.
A certified NJ Lead Inspector / Risk Assessor walks the property and identifies any deteriorating paint, chipping, peeling, or other visible lead hazards.
The inspector collects wipe samples from windows, floors, sills, and other key surfaces. Samples go to a certified laboratory for analysis.
You don't pick which one applies. Your town's place on the list does. On the 2025-26 list, Gloucester City is a dust wipe town and Camden City is a visual inspection town.
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. A unit certified free of lead-based paint is exempt from the recurring inspection cycle.
We issue both. Which one you can get depends on what the test actually shows.
Our rate is $125 to $150 per unit, lab included, for a visual or a dust wipe inspection. When you compare quotes, ask whether the lab fee and any trip fee are included, and whether the price is per unit or per building.
The statute also requires municipalities to assess an additional $20 per unit inspected, which goes to the state's Lead Hazard Control Assistance Fund. Bulk pricing on portfolios, request a quote.
For the full market breakdown, including lab fees and multi-unit pricing, read what a lead paint inspection actually costs in NJ in 2026.
If the municipality finds that an owner has not complied, the owner gets 30 days to cure the violation by getting the inspection done or starting any required remediation. After 30 days, the statute sets a penalty of up to $1,000 per week until the inspection is done or remediation has started.
If an inspection finds a lead-based paint hazard, the owner has to remediate it through abatement or approved lead-based paint hazard control methods before a lead-safe certificate is issued. If a hazard is found in one unit of a two- or three-unit building, the remaining units must be inspected too.
Sources: P.L. 2021, c. 182 (N.J.S.A. 52:27D-437.16 et seq.); N.J.A.C. 5:28A; NJ DCA 2025-26 Lead-Based Paint Inspection Methodology list.
Under NJ law, the property owner is responsible for the inspection and the certification. Tenants do not pay.
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.
$125 to $150 per unit, lab included. Visual or dust wipe, same price.