For homeowners and property managers of older buildings, the presence of lead-based paint is a common concern. Built before 1978, these charming properties often contain this toxic hazard, leading to one of the most frequently asked questions in environmental safety: Can you paint over lead-based paint? The short answer is yes, but only if you follow a specialized process called encapsulation. Simply applying a coat of regular house paint will not eliminate the hazard and can create a false sense of security. At MJC Environment LLC , we believe that education and safety are paramount when dealing with lead hazards . Here is your informative guide to safely addressing lead paint through encapsulation. What is Encapsulation and Why is Regular Paint Not Enough? Encapsulation is an EPA-approved method of lead hazard control that involves applying a specialized, thick, and durable coating—known as a lead encapsulant —over the existing lead-based paint. This creates a protective, non-permeable barrier that seals the lead paint to the surface, preventing lead dust and chips from becoming airborne or accessible. Regular, off-the-shelf house paint is designed for aesthetics, not for lead abatement. It is too thin, lacks the necessary binding agents, and will eventually chip, crack, or peel, exposing the toxic lead-based paint underneath. This release of lead dust is the primary source of lead poisoning, especially in young children. Encapsulation is the only painting-related technique that provides a reliable, long-term seal. Key Considerations: When Can You Encapsulate? While encapsulation is a cost-effective and low-disruption method, it is not suitable for all surfaces. Before considering this option, you must inspect the condition of the existing paint. Encapsulation is a Viable Solution Only If: The Lead Paint is Stable and Intact: The paint must be in good condition, meaning there is absolutely no peeling, chipping, flaking, or significant cracking. Encapsulant paint must bond firmly to a sound surface. The Surface is Low-Friction: Encapsulation is not recommended for high-wear areas that experience friction or impact, such as: Window sills, sashes, and door frames Floors and stair treads Surfaces that rub together (like drawers or certain moldings) If the paint is already peeling or on a high-friction surface, the encapsulant will eventually fail, and lead dust will be released. In these scenarios, complete removal or replacement of the component may be necessary.

Lead paint inspections in 2025 generally cost $300 to $700, with NYC prices ranging between $400 and $740. Larger or commercial properties may exceed $1,000.