Applewood Apartments Knoxville_LBPRA_Landlord_5-2018

169 Pages·2017·6.02 MB·English

by  Joe Brake

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: [phone]

Email: [email protected]

Current Contact: Christopher Osborn

Risk Assessor ID: J. Perry Brake
Senior Consultant
______________________

Cert#: TNLBP2012-2678-6475R
Phone: [phone]
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
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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