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Lead Disclosure Form

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Lead-Based Paint Disclosure (Rental)

WARNING! LEAD FROM PAINT, DUST, AND SOIL CAN BE DANGEROUS IF NOT MANAGED PROPERLY

Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards

Lead Warning Statement

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention.

Lessor's Disclosure

(a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below):

(i) Known lead-based paint and/or lead-based paint hazards are present in the housing (explain).

(ii) Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.

(b) Records and reports available to the Lessor (check (i) or (ii) below):

(i) Lessor has provided the Lessee with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (list documents below).

(ii) Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Lessee's Acknowledgment (initial)

(c) Lessee has received copies of all information listed above.

(d) Lessee has received the pamphlet Protect Your Family from Lead in Your Home.

Agent's Acknowledgment

(e) Agent has informed the lessor of the lessor's obligations under 42 U.S.C. 4852(d) and is aware of his/her responsibility to ensure compliance.

Certification of Accuracy

The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. Penalties for failure to comply with Federal Lead-Based Paint Disclosure Laws include treble (3 times) damages, attorney fees, costs, and a penalty up to $10,000 for each violation.

Instruction Page

* NOTE: THIS IS AN INSTRUCTION PAGE – IT IS NOT PART OF THE FORM *

The Free EPA Pamphlet: If the dwelling unit was built prior to 1978, the landlord must give the tenants the EPA-approved information pamphlet on identifying and controlling lead-based paint hazards entitled "Protect Your Family From Lead In Your Home." You may obtain and print this pamphlet free by clicking the following download link (or copying the link into the address window of your internet browser).

http://www.epa.gov/lead/pubs/leadpdfe.pdf

https://www.epa.gov/lead/protect-your-family-lead-your-home

https://www.epa.gov/sites/production/files/2014-02/documents/lead_in_your_home_brochure_land_b_w_508_easy_print_0.pdf

The form is in .pdf format and you will need the free Adobe Acrobat Reader to view the form. In the unlikely circumstance that the Adobe Acrobat Reader is not installed on your computer, you can download it free from http://www.adobe.com/products/acrobat/readstep2.html. The download is quick and easy.

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What the Lead Disclosure Form covers

A Lead Disclosure Form documents known information about lead-based paint and lead hazards for residential property transactions, typically required for properties built before 1978. The form records whether the seller or landlord knows of lead-based paint or hazards, confirms delivery of the federally required information pamphlet, and obtains buyer or tenant acknowledgement. Accurate completion protects parties, supports lender underwriting, and forms part of the transaction record. Electronic copies and audit trails are commonly used to preserve the disclosure as a reproducible record under federal e-signature frameworks.

Why this disclosure matters for sales and leases

Completing a Lead Disclosure Form fulfills federal disclosure obligations for pre-1978 housing, reduces legal and financial exposure, and documents consumer receipt of hazard information. Proper disclosure supports enforceability and helps avoid rescission claims or administrative penalties under federal and state lead laws.

Why this disclosure matters for sales and leases

Who commonly completes and relies on the form

Sellers, landlords, property managers, and brokers routinely complete or circulate a Lead Disclosure Form during sales and lease negotiations to meet disclosure duties and maintain transaction records.

  • Property sellers and owners — Provide accurate, known information about the property and deliver the EPA/HUD pamphlet to buyers.
  • Real estate brokers and agents — Facilitate delivery, collect signatures, and keep a copy in the transaction file for compliance.
  • Property managers and landlords — Use the form for rental agreements and to document disclosure to new tenants.

Keep a signed copy with transaction records and provide an accessible electronic copy where permitted; preserving intent and attribution is essential for legal validity.

Step-by-step: completing and sharing the disclosure

Follow these sequential actions to prepare, deliver, and preserve a compliant Lead Disclosure Form.

  • 01
    Confirm applicability: Verify property year built and whether federal disclosure is required.
  • 02
    Gather facts: Collect known lead information, inspection reports, and property documents.
  • 03
    Provide pamphlet: Deliver the EPA/HUD pamphlet by paper or compatible electronic means.
  • 04
    Obtain signatures: Have all required parties sign and date; retain a copy in the transaction file.

How to set up a digital disclosure workflow

Configure form fields, signer order, authentication, and storage to match your transaction process.

Field Configuration
Signature field Required, date-stamped, and tied to signer identity
Conditional fields Show inspection detail fields only when 'Known' is selected
Authentication Use email plus optional SMS or ID verification for higher assurance
Storage settings Save signed PDF and audit trail to secure cloud folder

Typical digital signing flow for the disclosure

A standard e-sign workflow reduces friction while preserving required records and proving signer intent.

  • Upload document: Sender uploads the disclosure form and PDF pamphlet.
  • Place fields: Signature, initials, checkboxes, and date fields are added.
  • Assign signers: Enter signer emails and set signing order if needed.
  • Capture audit trail: System records timestamp, IP, and actions for evidentiary support.

Technical and integration considerations for electronic delivery

Choose a platform that supports secure PDFs, reliable audit trails, and the integrations your organization uses.

  • Formats supported: PDF, DOCX, and HTML
  • Integration options: Salesforce, Microsoft 365, NetSuite, Google Workspace
  • Authentication: Email, SMS code, or advanced ID proofing

Ensure storage, retrieval, and export meet your retention policy and that the provider supports secure export of signed records.

Sample eSignature vendor comparison for form signing

Basic vendor differences to consider when supporting Lead Disclosure Forms: starting price, trial availability, bulk sending, audit trail, HIPAA support, and envelope caps.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day trial Unknown Unknown Unknown Unknown
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
Envelope Cap No cap 100 envelopes/user/year Varies Varies Varies

Essential elements of a professional Lead Disclosure Form

A reliable form collects consistent facts, documents delivery of hazard information, and preserves proof of signer intent and attribution.

Property ID

Full property address, parcel or unit number, and any identifiers linking the form to the sale or lease contract.

Construction Date

Year the property was built; critical trigger field for federal disclosure obligations and subsequent compliance steps.

Known Condition

Clear statement whether lead-based paint or hazards are known, with a concise description if present.

Pamphlet Delivery

Record of delivery of the EPA/HUD pamphlet, with delivery date and medium (paper or electronic).

Acknowledgment

Buyer/tenant acknowledgment that they received information and had opportunity to inspect or obtain reports.

Signature and Date

Signed by required parties with a date; electronic signatures must preserve intent and an auditable trail.

Security and compliance features to check

Encryption: TLS 1.2/1.3 in transit, AES-256 at rest
Audit trail: Timestamp, IP, and action log retained
Access controls: Role-based permissions and SSO
HIPAA BAA: Available when required
Certifications: SOC 2 Type II, ISO 27001
Retention: Exportable signed PDF and metadata

Common preparation mistakes to avoid

  • Failing to verify the property's year built can result in missing required disclosures and regulatory exposure.
  • Delivering the pamphlet but not documenting the delivery date or method leaves the seller or landlord exposed to dispute.
  • Using inconsistent party names between the disclosure and sale/lease contract can undermine enforceability of the record.
  • Accepting signatures without an audit trail or signer authentication increases the risk of later challenges to validity.

Potential consequences of incomplete or missing disclosure

Civil penalties: Administrative fines possible
Rescission risk: Buyer may seek contract rescission
Claim exposure: Increased litigation risk
Contract delay: Closings or move-ins postponed
Underwriting issues: Lender conditions or delays
Reputational harm: Damage to broker or owner

Key timing rules and expectations

Timely delivery and acknowledgment help prevent transaction delay and address regulatory duties before transfer or tenancy begins.

Disclosure timing:

Provide the disclosure before the buyer signs a contract or before a lease is signed.

Pamphlet delivery date:

Record the date the buyer or tenant received the EPA/HUD pamphlet.

Inspection window:

Allow buyer or tenant opportunity to inspect prior to binding acceptance where applicable.

Retention deadline:

Keep the signed disclosure with transaction records for years after closing or lease termination.

Correction period:

Promptly correct and re-deliver if material errors are discovered before closing or move-in.

Practical tips to ensure a defensible disclosure

Adopt consistent processes, use templates, and preserve evidence of delivery and consent to reduce downstream disputes.

Use a standard template
Standardize the form and include required statements and pamphlet acknowledgment. Templates reduce omissions and simplify audit reviews; keep version control and document any tailored changes.
Document delivery method
Record whether the pamphlet was provided in paper or electronically and save delivery receipts. A clear delivery record is critical if receipt is later disputed.
Capture signer intent
Use an e-sign system that records signer actions, timestamps, and IP addresses to demonstrate intent and link the signature to the signer.
Retain complete records
Store signed PDFs and metadata in a secure, access-controlled repository and apply retention rules consistent with legal and internal policies.

Real-world examples of e-signed disclosures

Organizations across real estate and property management have digitized lead disclosures to streamline closing and recordkeeping.

Martin Properties

When closing remotely, a small brokerage used e-signatures to collect disclosures quickly and maintain compliance.

  • Quick mobile signing reduced turnaround time.
  • "I can process and execute all of these documents online with 100% compliance and built-in security. Whether on mobile or working offline, I can get forms back to their necessary parties efficiently."

Xerox (NetSuite Operations)

A corporate real estate team integrated digital forms with back-office systems to centralize records.

  • Integration automated storage and audit capture.
  • "airSlate SignNow provides us with the flexibility needed to get the right signatures on the right documents, in the right formats, based on our integration with NetSuite."

Frequently asked questions and practical answers

Common user questions about applicability, signing, and corrections are answered here to reduce uncertainty during transactions.


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