Lead Paint and Older San Diego Homes: What to Know Before You Repaint

By Cameron Maltby, owner of PB Painting · Updated October 2026

A lot of San Diego’s most charming homes are also its oldest: craftsman bungalows in North Park and Normal Heights, beach cottages in Ocean Beach and Pacific Beach, and mid-century ranch homes in Clairemont, Point Loma and La Mesa. If your home was built before 1978, there is a good chance some of the older paint layers contain lead. That does not mean you cannot repaint. It means the job needs to be done in a lead-safe way.

This article is general information, not legal or medical advice. For the official rules, see the EPA’s lead renovation resources at epa.gov/lead.

Why lead paint matters during a repaint

Intact lead paint under newer coats is not usually the problem. The risk comes when it is disturbed. Scraping, sanding and power washing can create lead dust and chips that settle into soil, onto patios and inside the home. Young children and pregnant women are most at risk, because even small amounts of lead exposure can cause lasting harm.

What the EPA rule requires

The EPA’s Renovation, Repair and Painting (RRP) rule applies to paid work that disturbs painted surfaces in homes built before 1978. In short:

• Certification. Contractors doing this work are required to be certified, and work must be directed by a certified renovator trained in lead-safe practices.
• The Renovate Right pamphlet. Before work starts, the contractor must give you the EPA’s lead hazard information pamphlet.
• Lead-safe work practices. Containment, restrictions on high-risk methods like open-flame burning and uncontrolled power sanding, and thorough cleanup.
• Small jobs are treated differently. Very small repairs below the EPA’s size thresholds (roughly 6 square feet per room inside and 20 square feet outside) have fewer requirements, but a full repaint is well above them.

California has additional rules for some types of lead work, so always ask your contractor how they handle lead on your specific project.

What a lead-safe exterior job looks like

PB Painting is EPA lead-safe certified. On pre-1978 homes, our proposals include a written lead-safe work plan. Here is what it covers on a typical exterior, based on the plan we used on this Ocean Beach cottage:

• Containment. Heavy plastic sheeting on the ground extending out from the work area, secured at the base of the house, plus cones, caution tape and warning signs.
• Wind control. Wind barriers or tenting when needed to keep dust from drifting.
• Safer prep methods. Wet scraping and HEPA-vacuum sanding instead of dry sanding.
• Careful washing. If washing is needed, low pressure only, with storm drains blocked and wash water captured.
• Protective gear for the crew, including respirators and disposable coveralls.
• Daily cleanup. Chips and debris collected immediately, HEPA vacuuming, and debris double-bagged and disposed of properly.
• Final cleanup of walkways and surrounding areas before the job is complete.

Does lead-safe work cost more?

Yes, somewhat. Containment, HEPA equipment, protective gear and extra cleanup add time and materials. On many of our older-home exteriors it is a separate line item in the proposal so you can see exactly what it covers. A painter who does not mention lead at all on a pre-1978 home is either unaware of the rules or leaving it out of the price. Our cost guide explains what else affects price.

What to ask any painter about lead

1. Are you EPA RRP certified, and who is the certified renovator on my job?
2. Will I receive the Renovate Right pamphlet before work starts?
3. How will you contain paint chips and dust on the ground?
4. Will you pressure wash? If so, how will you capture the water?
5. How do you sand, and what kind of vacuum do you use?
6. How will you clean up at the end of each day and at the end of the job?

Interior painting in older homes

Indoors, the most common lead-paint areas are windows, doors, door frames and trim, where friction and impact wear the paint. If you are repainting trim in an older home, the same principles apply: plastic containment in the room, no dry sanding, HEPA cleanup, and keeping children and pets out of the work area until cleanup is done.

Testing

If you are not sure whether your paint contains lead, a certified inspector or risk assessor can test it. Many homeowners with pre-1978 homes simply assume lead is present and plan for lead-safe practices, which is the safer default.

Frequently asked questions

My house was built in the 1980s. Do I need to worry?

Lead-based paint was banned for residential use in 1978, so homes built later are generally not covered by the RRP rule.

Is it safe to stay home during a lead-safe exterior job?

For most exterior jobs, yes. Keep windows near the work area closed, keep kids and pets away from the work zone, and follow your contractor’s guidance.

Can the old paint just be painted over?

Intact paint can be encapsulated with new coats, which is often the lowest-risk approach. Loose and peeling paint still has to be removed safely first.

Have an older home? PB Painting is EPA lead-safe certified, and we include a lead-safe work plan on pre-1978 projects. Request a free estimate or call (619) 394-3888.