What Is Lead Safe Certification?
Philadelphia's Lead Safe Certification is an official document issued to a landlord confirming that a rental property has been inspected and found to be free of lead paint hazards — or that existing lead paint is in a well-maintained, non-hazardous condition (known as "intact" lead paint).
Under Philadelphia's lead safety law (Bill No. 200506, as amended), landlords of rental properties built before 1978 must obtain a Lead Safe Certificate before entering into any new lease or lease renewal with a tenant. The certificate is issued by the City of Philadelphia's Department of Licenses and Inspections (L&I) after you submit a passing inspection report from a certified inspector.
Who does this apply to? Any landlord renting a residential property in Philadelphia that was constructed before January 1, 1978. This includes single-family homes, duplexes, and multi-unit buildings. Owner-occupied units are exempt from tenant-facing disclosure requirements but are still subject to abatement orders if lead hazards are found.
Who Must Comply & When
Properties That Must Be Certified
- Residential rental properties built before January 1, 1978
- All units within a multi-unit building, including common areas
- Properties with a child under 6 years old residing or expected to reside
When Certification Is Required
- Before any new lease or lease renewal signed on or after January 1, 2023
- After any remediation work is completed on the property
The Certification Process, Step by Step
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1
Hire a Philadelphia-Approved Inspector
Only inspectors certified by the Pennsylvania Department of Health or accredited by the EPA may conduct lead inspections for Philadelphia's Lead Safe Certification. See the inspector types below for details.
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2
Complete the Lead Inspection
The inspector visits your property and uses XRF (X-ray fluorescence) testing or paint chip sampling to identify lead paint and assess its condition. Chipping, peeling, or deteriorating lead paint constitutes a "hazard" regardless of dust levels.
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3
Receive the Inspection Report
If the property passes (no hazards found, or all lead paint is intact and well-maintained), you receive a signed inspection report. If hazards are found, you must remediate before certification is possible.
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4
Submit to L&I Online
Submit the inspection report to Philadelphia's Department of Licenses & Inspections online through the eClipse portal or in person.
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5
Receive Your Lead Safe Certificate
L&I processes the report and issues your Lead Safe Certificate.
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6
Provide Required Disclosures to Tenants
In addition to the certificate, you must provide tenants with the EPA's "Protect Your Family from Lead in Your Home" pamphlet and a signed disclosure form acknowledging their receipt of all lead-related documents.
Penalties for Non-Compliance
Philadelphia takes lead safety seriously. Landlords who fail to comply with the Lead Safe Certification requirement face serious financial and operational consequences.
| Violation | Potential Penalty | Additional Consequences |
|---|---|---|
| No Lead Safe Certificate at lease signing | $300 – $2,000 per violation | Rental license suspension |
| Failure to provide disclosure documents to tenant | $300 – $1,000 per violation | Lease may be voidable by tenant |
| Continuing to rent without a license | Up to $500/day | Court injunction; inability to collect rent |
| Child lead poisoning in uncertified unit | Civil liability; lawsuits | Criminal referral possible |
Rent Forfeiture Risk: If a landlord collects rent without a valid rental license (which requires lead certification for pre-1978 properties), courts may order the landlord to return all rent collected during the unlicensed period.
Frequently Asked Questions
Does my property need certification if no lead paint was found?
Yes. The inspection report confirming the absence of lead paint must still be submitted to L&I. You'll receive a Lead Safe Certificate based on the clean report. The certificate is the required document — not just the inspection report itself.
My tenant has lived there for years — do I still need to certify now?
For existing tenancies (tenants who moved in before January 1, 2023), certification is required at the next lease renewal. You should get certified now to be ready for that renewal. Do not wait until the lease expires to begin the process.
What if lead hazards are found during the inspection?
You must hire a certified lead abatement contractor to remediate the hazards. After remediation, a clearance test is conducted. Once the property passes clearance, you can submit to L&I and receive your certificate. You cannot lease the unit with known lead hazards.
Can I do the inspection myself?
No. The inspection must be conducted by a certified lead inspector or risk assessor recognized by the Pennsylvania Department of Health. Self-conducted inspections are not accepted.
How long does the certification process take?
Typically 2–4 weeks from scheduling the inspection to receiving the certificate, assuming no remediation is needed. If hazards are found and remediation is required, it can take 4–12 weeks depending on the scope of work.