How Much Is a Lead Paint Inspection? Costs in St. Louis

A lead paint inspection costs about $300 to $700 for most homes, according to HomeGuide. HomeAdvisor puts the normal range lower, at $239 to $437. These are national figures, not St. Louis quotes, and they cover finding lead, not removing it. If a child under six or a pregnant woman lives in a City of St. Louis home, the City may inspect it for free.

How much is a lead paint inspection?

HomeGuide says a lead inspection costs $300 to $700 on average, including a visual inspection, tests and a report. Its table shows a $500 national average, a $130 minimum and an $800 maximum. HomeAdvisor says lead paint inspections cost between $239 and $437, set by home size and regional labor rates.

The two guides do not agree on the middle, and HomeAdvisor’s own home-size table runs higher than its headline range. Use $300 to $700 as a planning range. Expect your quote to land inside it or close by.

HomeAdvisor says bigger homes take longer to inspect, and that very large houses can push the bill above $1,500.

Two add-ons show up in both guides. HomeAdvisor says exterior inspections add $25 to $200 for soil testing. HomeGuide says a separate soil test costs $25 to $200 for a heavy metal or lead-specific test. Ask whether the yard is included.

What is the difference between an inspection and a risk assessment?

An inspection tells you whether lead-based paint is present and where. A risk assessment tells you whether it is a hazard. EPA says a risk assessment finds the presence, type, severity and location of lead-based paint hazards in paint, dust and soil, and suggests ways to control them.

HomeGuide lists risk assessments at $500 to $1,500. HomeAdvisor lists $300 to $800. Order the one that matches your question:

• Buying or renting an older home: an inspection answers “is there lead paint?”
• Peeling paint, a young child in the home, or a high blood lead test: a risk assessment answers “what is the hazard and how do I control it?”
• Planning a remodel: an inspection tells you which surfaces need lead-safe work practices under the RRP rule.

Our post on what a lead risk assessment is goes deeper on the choice.

What happens during a lead paint inspection?

An inspector tests the painted surfaces in your home and writes a report that says where lead is. HomeGuide says professionals use an X-ray device, an XRF analyzer, to detect lead on doors, walls, windows, trim and railing.

HomeGuide also says professionals often find lead-based paint on the trim and siding of older homes. In some cases, exterior paint flakes off and gets into the soil around the house. That is why some inspectors add a soil test.

Ask the inspector to mark each tested surface on a floor plan. A clear map saves money later, because a removal contractor can price only the surfaces that need work.

Who is allowed to do the inspection in Missouri?

Only a certified or licensed professional. EPA says inspections can be legally performed only by certified inspectors or risk assessors. Missouri DHSS says paint chip sampling must be performed by a licensed lead-based paint inspector or risk assessor. A general home inspector with a test kit does not meet that standard.

HomeGuide says some home inspectors check for lead during a basic inspection and others charge extra or do not offer it. Ask before you book. HomeGuide also says EPA-approved DIY kits cost $20 to $30 and are not as accurate or reliable as a professional inspection.

Our post on Missouri lead abatement licensing explains who may do removal work after the inspection.

Can I get a lead inspection in St. Louis for free?

Sometimes. The City of St. Louis Lead Inspection and Hazard Control Division performs inspections free of charge on residential City properties where children under six or a pregnant woman live. You can request one online or call the Citizens’ Service Bureau (CSB) at 622-4800.

The City page also says that when lead hazards are found, owners may apply for financial assistance. It lists three award criteria: the income of occupants, whether children under six live there, and whether the owner occupies the property. Nothing on the page promises money.

St. Louis County runs a separate free program with its own conditions. Read free lead inspections in St. Louis County before you pay for a private inspection. Our lead help in St. Louis guide lists the other programs.

Why does the age of the house matter so much here?

Because lead paint was not banned until 1978. HomeAdvisor says the government banned the paint in 1978. Missouri DHSS says approximately 65 percent of Missouri housing was built before 1978 and may contain some lead-based paint. If your house was built before 1978, an inspection before you buy, rent or remodel is the way to know.

Our post on how to tell if paint has lead covers the first checks you can do safely. Our guide to lead paint in pre-1978 homes covers the years and the surfaces to check first.

What does a lead paint inspection not include?

Removal. This is where budgets break. A $500 inspection leads to a second bill if the report finds lead that needs to go.

HomeGuide says lead inspection pricing does not include lead removal or abatement. It puts removal at $6 to $17 per square foot, or $3,000 to $17,000 total on average. HomeAdvisor says lead paint abatement averages $4 to $8 per square foot. The two disagree, and both are national figures.

Lead abatement means removing or permanently controlling lead hazards. It is a different job from the inspection, with a different price. AES is a St. Louis contractor that provides lead abatement, and it quotes each job. Intact lead paint is often left alone and kept in good condition. A report is what tells you whether yours needs work.

How do I compare lead inspection quotes?

Compare scope, not just price. HomeGuide advises getting 3 or more estimates from licensed, bonded and insured lead testing companies. Use this checklist when you call:

1. Is the inspector a licensed lead-based paint inspector or risk assessor in Missouri?
2. Is this an inspection, a risk assessment, or both?
3. Does the price cover XRF readings, lab samples and a written report?
4. How many samples are included, and what does each extra sample cost?
5. How soon do I get the report?
6. Is a clearance test after abatement priced separately? HomeGuide suggests asking whether another inspection after abatement costs extra.
7. Do you charge extra for exterior surfaces or soil?

Keep the written report. A contractor needs it to price removal, and a buyer or renter may ask to see it.

AES quotes each job; call (314) 865-2662 or use /contact.

Next step

If a report shows lead that needs to be removed or controlled, call Advanced Environmental Services at (314) 865-2662 or request a quote at /contact. See the lead abatement page for the service.