Roles and obligations of property managers, landlords, childcare facility operators and real estate agents
This domain tests who owes which duty when a pre-1978 property is rented, sold, or renovated. Exam questions separate the RRP renovation notice from the older lead disclosure rule and ask who must ensure a certified firm is used.
Landlords and property managers
- A landlord or property manager must hire a certified firm for RRP work. If the landlord does the work with own staff, the landlord must hold firm certification and use a certified renovator.
- For tenant-occupied units, provide the Renovate Right pamphlet at least 60 days before renovation and do not begin work until at least 7 days after providing it. For owner-occupied units, provide the pamphlet before work and obtain acknowledgment.
- There is no opt-out. Maintain records for 3 years and ensure occupants are kept out of the work area.
- Separately, the Section 1018 disclosure rule requires sellers and landlords to disclose known lead-based paint and hazards and provide the pamphlet Protect Your Family from Lead in Your Home before a sale or lease.
Childcare facility operators
- Ensure renovations are done by a certified firm, provide written notice to parents and guardians at least 7 days before renovation, post signs, keep children out of the work area, and retain records.
Real estate agents
- Agents support the 1018 disclosure duty: ensure the seller or landlord discloses and provides the correct pamphlet. Agents are not responsible for RRP work practices unless they act as property managers or as the certified firm.
- An agent cannot perform RRP work without firm and renovator certification.
Worked example
A landlord leases a pre-1978 unit and later renovates the bathroom. Ten days before work, the landlord gives the tenant “Protect Your Family from Lead in Your Home.” That is the wrong pamphlet for renovation. The landlord owed the Renovate Right pamphlet at least 60 days before and a 7-day waiting period, and also needed a certified firm. If a real estate agent only handled the lease, the agent’s duty was the 1018 disclosure, not RRP compliance.
Traps that cost marks
- Mixing the disclosure pamphlet with the renovation pamphlet.
- Thinking a landlord may supervise an uncertified handyman.
- Assuming real estate agents must be certified renovators.
- Missing the 60-day/7-day tenant timing or the 7-day parent notice.
- Treating a childcare center as exempt because children are absent during the work.