Lead Inspection & Lead Testing Services in New Jersey, Philadelphia & Eastern Pennsylvania
NJ Lead Inspectors, a specialty division of Dynamic Inspections LLC, provides professional lead-based paint inspections, risk assessments, lead screenings, XRF testing, dust wipe sampling, lead-in-soil sampling, lead-in-water testing, clearance evaluations, and rental-property lead compliance services.
Lead can be evaluated in paint and surface coatings, settled dust, soil, and drinking water. Each type of testing answers a different question, uses a different sampling methodology, and may be evaluated under different federal, state, or local requirements.
Our approach begins by determining what question needs to be answered. That may be whether lead-based paint is present, whether a lead hazard exists, whether a rental property meets an applicable Lead-Safe requirement, whether environmental lead may be contributing to an exposure concern, or whether qualifying work has achieved clearance.
What Type of Lead Inspection or Testing Do You Need?
The phrase “lead test” can describe several very different services. The correct evaluation depends on what needs to be determined and which regulatory, environmental, property-management, or project requirements apply.
Lead-Based Paint Inspection
A lead-based paint inspection is a surface-by-surface investigation used to determine whether lead-based paint is present and identify the painted building components where it is located.
The inspection focuses on paint and other surface coatings on building components. Depending on scope, this can include walls, ceilings, doors, door jambs, windows, trim, baseboards, stairs, railings, radiators, siding, porches, and other painted or coated surfaces.
XRF instrumentation allows many components to be evaluated non-destructively. The resulting report documents tested components and the applicable findings.
Lead-Based Paint Risk Assessment
A risk assessment is broader than a paint inspection. Its purpose is to determine and report the existence, nature, severity, and location of lead-based paint hazards.
The assessment can include information gathering, a visual inspection, XRF testing, dust wipe sampling, soil sampling, and other environmental sampling when appropriate to the investigation.
The distinction is important: an inspection identifies lead-based paint; a risk assessment evaluates lead hazards and potential exposure conditions.
Lead Screening
A lead screening is a limited evaluation performed for a defined purpose and should not automatically be considered equivalent to a comprehensive lead-based paint inspection or risk assessment.
Screening may focus on selected rooms, components, surfaces, or environmental media when a broader investigation is not required. The scope should be established before testing begins.
XRF Lead Paint Testing
X-ray fluorescence testing provides non-destructive analysis of painted or coated building components for lead.
Different components may have different paint histories. A wall, door, jamb, window, baseboard, radiator, railing, or exterior component should not automatically be assumed to contain the same coating system as another component.
XRF results are generally expressed in milligrams per square centimeter (mg/cm²). XRF is a testing method and may be incorporated into an inspection, risk assessment, Lead-Free evaluation, or other defined scope.
Dust Wipe Sampling
Dust wipe sampling evaluates lead loading in settled surface dust. A defined surface area is wiped using an appropriate sampling procedure and the sample is submitted to a qualified laboratory.
Dust results are normally reported in micrograms per square foot (µg/ft²). Dust sampling may be used during risk assessment, Lead-Safe inspection, clearance, or another environmental investigation.
Dust sampling and XRF testing answer different questions: XRF evaluates coatings; dust wipes evaluate settled dust.
Lead-in-Soil Sampling
Lead can accumulate in soil from deteriorated exterior lead-based paint, historical leaded-gasoline deposition, demolition, industrial activity, contaminated fill, renovation debris, and other sources.
Depending on the investigation, soil may be collected from bare-soil play areas, yard areas, garden areas, or foundation/drip-line areas. Samples are submitted for laboratory analysis.
Soil results are generally reported in mg/kg or parts per million (ppm).
Lead-in-Water Testing
Lead in drinking water often originates from plumbing components rather than from the water source itself. Potential sources include lead service lines, solder, fittings, fixtures, and other lead-containing plumbing materials.
Sampling methodology matters. First-draw, flushed, or sequential samples can answer different questions about where lead may be entering the water.
Results are normally reported in µg/L or parts per billion (ppb).
Lead Clearance Evaluation
Clearance is performed after qualifying lead hazard control, abatement, renovation, remediation, paint stabilization, or other lead-related work.
Depending on the applicable program, clearance can include visual examination and dust wipe sampling. Clearance evaluates post-work conditions rather than simply determining whether lead-based paint exists.
A Lead-Based Paint Inspection Does Not Test Everything for Lead
Under Title X, a lead-based paint inspection is a surface-by-surface investigation of paint and other surface coatings on building components. It is not a universal test for every possible source of environmental lead.
Lead may also be present in settled dust, soil, drinking water, and other environmental media. Those exposure pathways require their own sampling and analytical methods and may be incorporated into a risk assessment or broader environmental investigation when appropriate.
What Is Included in a Lead Visual Assessment?
A professional visual assessment is more than walking through a property looking for an obvious paint chip. Painted components are examined for deterioration and for conditions that can generate paint debris or lead-containing dust.
Deteriorated Paint
Federal Title X terminology describes deteriorated paint as paint or another coating that is peeling, chipping, chalking, or cracking, or paint on a surface or fixture that is otherwise damaged or deteriorated.
In the field, that means we are looking for conditions such as flaking, peeling, cracking, chalking, loss of adhesion, damaged coatings, paint separation, and deterioration associated with damaged or deteriorated building components or substrates.
New Jersey's rental inspection guidance similarly directs the inspector to examine all painted building components for deteriorated paint, visible surface dust, debris, residue, paint chips, evidence of painting that was not properly cleaned, and paint residue on floors.
Areas That Deserve Particular Attention
Friction Surfaces
Surfaces subject to abrasion or rubbing. Federal examples include certain window, floor, and stair surfaces. Repeated movement can generate paint wear and dust.
Impact Surfaces
Surfaces repeatedly damaged by impact. Federal law uses parts of door frames as an example. Doors, stops, jambs, and related trim commonly show impact damage.
Accessible / Chewable Surfaces
Surfaces accessible to a young child can be important where the surface projects or is positioned so that it may be mouthed or chewed. Evidence of teeth marks warrants particular attention.
Moisture-Damaged Areas
Leaks, condensation, failed flashing, plumbing problems, or other moisture conditions can cause paint and coatings to lose adhesion and deteriorate.
Common Painted Components Evaluated During Visual Assessment
Lead Inspection & Environmental Sampling Methods
Each method evaluates a different environmental medium. Using the correct method is essential because paint, dust, soil, and water cannot be interpreted using the same units or standards.
XRF Analysis
A calibrated XRF analyzer is positioned against a painted building component to measure lead loading without generally removing the coating. Components are identified and readings are documented according to the inspection protocol.
Results: mg/cm²Visual Assessment
Painted building components are examined for deteriorated paint, dust, debris, residue, paint chips, impact damage, friction wear, and other conditions relevant to the inspection scope.
Result: Condition / FindingDust Wipe Sampling
A measured surface area is sampled with an appropriate wipe. Samples may include floors, interior window sills, and other surfaces required by the applicable protocol. Samples are sent to a qualified laboratory.
Results: µg/ft²Soil Sampling
Representative soil samples are collected from locations selected according to the investigation, such as bare-soil play areas, yards, gardens, or foundation/drip-line areas, then submitted for laboratory analysis.
Results: mg/kg or ppmDrinking-Water Sampling
Water is collected using a protocol appropriate to the question being investigated. First-draw, flushed, or sequential samples may be used to evaluate different portions of the plumbing system.
Results: µg/L or ppbLaboratory Analysis
Dust, soil, water, paint-chip, and other environmental samples requiring laboratory analysis are submitted to an appropriately qualified laboratory. Results are interpreted in the context of the applicable inspection and jurisdiction.
Analytical Laboratory ResultsLead-Based Paint vs. Lead-Containing Paint
A Regulatory Definition
“Lead-based paint” is a defined regulatory classification rather than a term for every coating containing detectable lead.
Under the federal surface-area definition, lead-based paint contains lead at or above 1.0 mg/cm². Federal law also contains a weight-based definition.
New Jersey generally uses the same 1.0 mg/cm² surface-area classification, while Philadelphia uses a different local definition.
Lead May Exist Below the LBP Definition
A coating may contain measurable lead without meeting the regulatory definition of lead-based paint.
That distinction matters for property managers, contractors, and employers. OSHA construction requirements focus on potential worker exposure to lead and are not limited only to coatings that meet the residential lead-based-paint definition.
New Jersey Lead-Safe Rental Property Inspections
For the New Jersey periodic rental inspection program under N.J.A.C. 5:28A, the official term is Lead-Safe Certification.
A Lead-Safe Certification confirms that the required periodic lead-based paint inspection was performed and no lead-based paint hazards were found. It does not mean that the dwelling contains no lead-based paint.
Depending on the municipality, the required periodic inspection is performed through either a visual assessment or dust wipe sampling.
For a visual municipality, the inspection includes examination of all painted building components for deteriorated paint and visible surface dust, debris, residue, paint chips, or evidence of painting activity that was not properly cleaned.
For a dust-wipe municipality, representative surfaces—including applicable floors and interior window sills—are sampled using the required methodology and submitted for laboratory analysis.
Check the current official NJ DCA Municipality Visual Inspection / Dust Wipe Sampling List .
Professional NJ Lead Evaluation Services
- NJ Lead-Safe rental inspections
- Lead-based paint inspections
- Lead-based paint risk assessments
- XRF lead paint testing
- Dust wipe sampling
- Lead-in-soil sampling
- Lead-in-water testing
- Clearance evaluations
Lead-Safe Certification
Lead-Safe means the dwelling has no outstanding lead-based paint hazards identified under the applicable periodic rental inspection.
The dwelling may still contain intact lead-based paint. Because paint can deteriorate over time, the certification is not permanent.
Lead Hazard Free / Lead-Free
New Jersey also uses the term Lead Hazard Free Certification in other regulatory contexts. A Lead Hazard Free certification can be issued where lead is still present but applicable lead hazards are not present.
That is different again from a Lead-Free Certification, which establishes that there is no lead-based paint or that qualifying abatement has resulted in the applicable Lead-Free certification.
These certifications should not be treated as interchangeable with the N.J.A.C. 5:28A periodic rental Lead-Safe Certificate.
Why Do New Jersey Landlords Hear Both “2 Years” and “3 Years”?
Lead-Safe Certificate
The Lead-Safe Certificate issued under the periodic rental program is valid for two years.
Periodic Inspection Cycle
The next periodic inspection is generally scheduled three years from the most recent inspection that resulted in a valid Lead-Safe Certification.
Whichever Comes Earlier
If tenant turnover occurs after the two-year certificate has expired but before the three-year periodic date, another inspection is required. A valid certificate prevents that turnover inspection while the certificate remains valid.
Philadelphia Lead Inspection Services
- Philadelphia Lead-Safe inspections
- Philadelphia Lead-Free evaluations
- Dust wipe sampling
- XRF lead paint testing
- Lead-based paint inspections
- Lead risk assessments
- Lead-in-soil sampling
- Lead-in-water testing
- Clearance-related evaluation
Philadelphia Rental Lead Certification
Philadelphia requires covered rental properties to obtain applicable Lead-Safe or Lead-Free certification.
For Lead-Safe certification, the property must be free of deteriorated paint and the required interior dust samples must comply with the applicable lead-dust requirements.
Lead-Safe does not mean that no lead-based paint exists. Intact lead-based paint may remain.
A qualifying Philadelphia Lead-Safe certification is generally valid for 48 months / four years.
A Lead-Free determination is substantially different. Philadelphia defines Lead-Free as a circumstance in which the interior and exterior surfaces of the property do not contain lead-based paint and the property contains no lead-contaminated soil or lead-contaminated dust.
A Lead-Free certification therefore evaluates a broader condition than an interior Lead-Safe dust-wipe certification, and a qualifying Lead-Free certification is not subject to the same four-year expiration period.
What Is Required?
A valid Lead-Safe certification states that the certified inspector determined that the property or unit was free of deteriorated paint and that required interior dust samples were collected in accordance with the applicable EPA sampling regulations.
The laboratory results must not meet Philadelphia's applicable definition of Lead-Contaminated Dust.
This is a current-condition / hazard certification—not a declaration that the building contains no lead-based paint.
Interior + Exterior + Environmental Conditions
Philadelphia's Lead-Free definition addresses the property more comprehensively:
- Interior surfaces do not contain lead-based paint.
- Exterior surfaces do not contain lead-based paint.
- The property contains no lead-contaminated soil.
- The property contains no lead-contaminated dust.
This is why Lead-Free and Lead-Safe are fundamentally different certification paths.
What Dust-Wipe Results Are Required for Lead-Safe Certification?
Philadelphia's ordinance historically states lead-contaminated dust as 40 µg/ft² on floors and 250 µg/ft² on interior window sills, but the same ordinance expressly adopts any lower federal dust-lead hazard level established under 40 C.F.R. § 745.65.
That distinction is now very important. As of January 12, 2026, the federal dust-lead hazard standard for floors and interior window sills is any reportable level of lead determined by an EPA-recognized laboratory.
Accordingly, the old Philadelphia 40/250 values should not be treated as the current standalone Lead-Safe “passing levels” without considering the lower federal standard incorporated into Philadelphia law.
EPA also has separate post-abatement action levels of 5 µg/ft² for floors, 40 µg/ft² for interior window sills, and 100 µg/ft² for window troughs. Those are separate action / clearance concepts and should not be confused with the current federal dust-lead hazard definition used by Philadelphia's ordinance.
Lead-Based Paint Definitions
These values define when a painted surface is classified as lead-based paint under the applicable jurisdiction. They are definitions—not exposure limits, clearance values, or health-based thresholds.
Why this matters: the same XRF reading can be classified differently depending on the property's jurisdiction. For example, a reading above Philadelphia's local definition but below the federal/New Jersey definition may have different regulatory significance depending on why the testing is being performed.
Paint, Dust, Soil & Water Use Different Measurements
| What Is Tested? | Typical Unit | What It Measures |
|---|---|---|
| Paint / XRF | mg/cm² | Lead loading in the painted or coated building component. |
| Dust Wipe | µg/ft² | Lead loading in settled surface dust over a measured area. |
| Soil | mg/kg or ppm | Concentration of lead in soil. |
| Drinking Water | µg/L or ppb | Concentration of lead in drinking water. |
| Blood Lead | µg/dL | Medical measurement of lead in blood—not an environmental sample. |
A Number Only Makes Sense in Context
A 0.8 mg/cm² XRF reading, a 5 µg/ft² dust result, a 200 ppm soil result, and a 10 ppb water result cannot be directly compared with one another.
Correct interpretation depends on the sample medium, units, sampling methodology, jurisdiction, reason for testing, and applicable regulatory program.
Why Lead in Soil Matters
Lead-contaminated soil can become an exposure pathway when children play in bare soil, soil is tracked indoors, gardening occurs in contaminated areas, or deteriorated exterior lead paint contributes lead to surrounding soil.
How Soil Is Evaluated
Sampling locations are selected according to the purpose of the investigation and site conditions. Potential locations include bare-soil play areas, other accessible bare soil, gardens, and foundation/drip-line areas.
Representative samples are collected and submitted to a qualified laboratory for total lead analysis.
Why Different Soil Numbers Exist
Different soil values can serve different purposes. A federal hazard definition, an EPA screening value, and a New Jersey remediation standard are not necessarily interchangeable.
A screening value may intentionally identify conditions warranting further investigation, while a remediation standard can establish a cleanup benchmark under a separate regulatory program.
EPA also uses a 200 ppm residential soil screening value in current Superfund/RCRA guidance. That screening value and the federal TSCA hazard definitions serve different regulatory purposes.
Lead in Water Often Comes From Plumbing Components
Why Sampling Procedure Matters
Lead can enter drinking water from service lines, solder, fittings, fixtures, and other plumbing components.
A first-draw sample evaluates water that has remained in contact with plumbing during a stagnation period. Flushed or sequential sampling can provide different information about possible lead sources within the plumbing system.
Understanding Water Results
Lead in drinking water is normally reported in µg/L or ppb.
EPA's health-based Maximum Contaminant Level Goal for lead is 0 ppb. EPA's public-water-system Lead and Copper Rule action level is a separate regulatory concept and should not be interpreted as meaning that an individual household tap result below that number represents zero exposure.
Environmental Lead Investigations Following an Elevated Blood Lead Result
We are also contacted when a child has an elevated blood lead result and the family, property owner, or responsible party needs to investigate possible environmental exposure sources.
Looking Beyond One Painted Surface
When the objective is to investigate a possible environmental exposure source, testing a single painted component may not provide enough information.
Depending on the scope and property conditions, the investigation may evaluate painted components, deteriorated paint, friction and impact surfaces, settled dust, soil, drinking water, and other potential environmental pathways.
Environmental Investigation Is Not Medical Treatment
Environmental testing helps identify and document potential environmental lead sources. It does not diagnose or treat lead poisoning.
Families should continue to work with the child's healthcare provider and applicable public-health agency while environmental sources are being investigated.
Definition, Hazard Level, Screening Level & Clearance Level Mean Different Things
Regulatory Definition
Defines whether a material or condition falls into a particular legal category—for example, the definition of lead-based paint.
Hazard Standard
Defines when a condition constitutes a lead hazard under a particular regulatory program.
Screening Level
A conservative value used to identify conditions that may warrant additional evaluation or investigation.
Action Level
A value that can trigger additional regulatory or corrective action under a defined program.
Clearance Level
A post-work standard used to evaluate conditions following qualifying lead hazard control or abatement work.
Remediation Standard
A cleanup criterion applied to contaminated environmental media, such as soil, under a particular remediation program.
Lead Inspection Services for Property Owners & Professionals
Homeowners & Buyers
Older homes, property purchases, renovation planning, lead-source concerns, and environmental investigations.
Landlords
NJ periodic rental inspections, Philadelphia Lead-Safe and Lead-Free services, risk assessments, and environmental testing.
Property Managers
Lead-based paint and lead-containing paint evaluation, portfolio inspection, regulatory documentation, and environmental sampling.
Contractors
Pre-renovation paint testing, XRF evaluation, lead-containing coating information, and clearance-related testing.
Commercial Properties
Lead paint surveys, environmental sampling, risk evaluation, and property-specific lead investigations.
Schools & Institutions
Paint, dust, soil, and water evaluation for institutional and educational properties.
Serving New Jersey, Philadelphia & Eastern Pennsylvania
New Jersey
Lead-based paint inspection, risk assessment, XRF testing, NJ Lead-Safe rental inspection, dust sampling, soil sampling, water testing, and clearance services.
Philadelphia
Lead-Safe and Lead-Free evaluations, comprehensive lead inspections, XRF testing, risk assessments, dust wipes, soil and water testing, and clearance-related services.
Eastern Pennsylvania
Professional lead inspection, XRF paint testing, risk assessment, dust, soil and water sampling, and environmental lead services.
A Straightforward Lead Inspection Process
Determine the Scope
Tell us about the property, location, why testing is needed, and any regulatory, transaction, health-department, or project requirements.
Inspect, Test & Sample
We perform the applicable visual assessment, XRF testing, dust sampling, soil sampling, water sampling, or other agreed evaluation procedures.
Receive Your Results
Findings, test results, laboratory data, observations, and applicable professional documentation are provided according to the inspection performed.
Common Questions About Lead Inspection & Testing
What is the difference between a lead inspection and a risk assessment?
A lead-based paint inspection determines whether lead-based paint is present and where it is located. A risk assessment evaluates lead hazards and possible exposure conditions and may incorporate paint, dust, soil, and other environmental information.
What does an inspector look for during a visual assessment?
The visual assessment evaluates painted building components for deterioration such as peeling, chipping, chalking, cracking, flaking, damaged coatings, paint separation, visible dust, paint chips, debris, residue, friction wear, impact damage, and other relevant conditions.
Why are windows and doors important during lead inspections?
Windows and doors commonly contain friction and impact surfaces. Repeated opening, closing, rubbing, and impact can damage coatings and generate paint debris or dust, which is why these components often receive particular attention during visual and risk assessments.
Does a New Jersey Lead-Safe Certificate mean the property contains no lead paint?
No. Under the NJ periodic rental program, Lead-Safe means the applicable inspection found no outstanding lead-based paint hazards. The property may still contain intact lead-based paint.
What is the difference between NJ Lead-Safe, Lead Hazard Free, and Lead-Free?
They are different certifications used for different purposes. The N.J.A.C. 5:28A periodic rental program uses Lead-Safe Certification. A Lead Hazard Free certification can apply in other NJ lead-regulatory contexts where lead remains but applicable hazards are not present. Lead-Free is a different determination involving the absence of lead-based paint or qualifying lead abatement.
Why does New Jersey have both a two-year and three-year period?
The NJ Lead-Safe Certificate is valid for two years, while the normal periodic inspection cycle is generally three years from the most recent qualifying inspection. Tenant turnover can require an earlier inspection if the certificate has expired.
Does Philadelphia Lead-Safe mean Lead-Free?
No. Philadelphia Lead-Safe addresses current paint condition and applicable lead hazards, including required interior dust sampling. Lead-Free is a broader determination addressing interior and exterior paint as well as lead-contaminated soil and dust.
How long is Philadelphia Lead-Safe certification valid?
A qualifying Philadelphia Lead-Safe certification is generally valid for 48 months, or four years. Lead-Free certification is a separate determination and is not subject to that same four-year period.
Why doesn't this page simply say Philadelphia passes at 40 µg/ft² on floors?
Because Philadelphia's ordinance incorporates any lower federal dust-lead hazard level. As of January 12, 2026, the current federal dust-lead hazard definition for floors and interior window sills is any reportable level. The older 40/250 Philadelphia values therefore should not be presented by themselves as the current Lead-Safe pass/fail criteria.
What is the difference between lead-based paint and lead-containing paint?
Lead-based paint is a regulatory classification based on an applicable concentration definition. Lead-containing paint is a broader term for a coating containing measurable lead and may still be relevant to occupational exposure and construction activities even when it does not meet the residential lead-based-paint definition.
Why test soil for lead?
Soil can become contaminated by deteriorated exterior paint, historic environmental deposition, demolition, renovation, industrial sources, and other activities. Bare soil can represent an exposure pathway, particularly for young children.
Why test drinking water for lead?
Lead may enter drinking water from service lines, solder, fixtures, fittings, and other plumbing materials. Proper sampling can help evaluate whether plumbing may represent a potential environmental exposure source.
Can you investigate a property after a child has an elevated blood lead result?
Yes. Depending on the agreed scope, an environmental investigation may evaluate painted components, deteriorated paint, dust, soil, water, and other potential exposure pathways. Environmental inspection does not replace medical evaluation or public-health follow-up.