Philadelphia Lead Disclosure & Certification Law
Every pre-1978 rental property in Philadelphia must be certified Lead-Safe or Lead-Free, the certificate submitted to the City through the Lead and Healthy Homes Program, and a copy provided to the tenant. Here’s exactly what’s required.
What the law requires
Philadelphia’s lead law (Phila. Code § 6-800 et seq.) has been on the books since 2012, but it was significantly expanded in 2020. As of October 1, 2020, the law applies to all rental properties built before March 1978, not just those occupied by a child under six. The expansion was phased in geographically over several years.
Every covered landlord must:
- Have the property inspected by a certified lead inspector
- Receive either a Lead-Safe or Lead-Free certificate
- Submit the certificate to the City through the Lead and Healthy Homes Program online portal
- Provide the tenant with a copy of the certificate before they move in
- Renew the certificate before it expires
Lead-Safe vs. Lead-Free certificates
Lead-Safe Certificate
Most common path. The inspector visually examines all painted surfaces and collects dust-wipe samples from windowsills, floors, and play areas. If no dust-wipe sample exceeds federal hazard thresholds, the property is certified Lead-Safe. Valid for 4 years. Must be re-tested before expiration.
Lead-Free Certificate
Comprehensive XRF analysis of every painted surface. If no lead-based paint is detected anywhere, the property is certified Lead-Free. Valid indefinitely as long as no construction or paint disturbance occurs. Best long-term option for landlords planning to hold the property.
Renewal math: Most Philly rowhomes built before 1978 contain at least some lead paint. If yours is one of them, you’re on the 4-year Lead-Safe cycle. We track your renewal date and remind you 60 days before it expires so you don’t fall out of compliance. Call (215) 284-0086.
Who has to comply
The law applies to:
- Any residential rental property built before March 1978 located in Philadelphia
- Single-family rentals, twins, rowhomes, and multi-unit buildings
- Both small landlords (one rental property) and large portfolios
Owner-occupied properties are not covered. Properties built after March 1978 are not covered. Public housing has its own federal requirements.
Submitting your certificate to the Lead and Healthy Homes Program
The certificate isn’t just for your records — once you have it, you (the landlord) must submit it to the City through the Lead and Healthy Homes Program. Submissions are made through the City’s online portal at leadcertification.phila.gov.
Bay Hill delivers a certificate and full report formatted to satisfy the Lead and Healthy Homes Program’s submission requirements. We can walk you through the portal step-by-step, but the actual upload is done from your landlord account so the record is correctly attributed to your property.
The tenant must also receive a copy of the certificate before they sign or renew the lease. Failure to provide the certificate can affect the enforceability of the lease.
Helpful Philadelphia resources:
- leadcertification.phila.gov — submit and manage your Lead and Healthy Homes certifications
- phila.gov landlord resources — official forms, exemption requests, and Lead Guide
Penalties for non-compliance
Penalties under Philadelphia law are real and increasing:
- Inability to enforce the lease against a non-paying tenant
- Tenant right to break the lease without penalty
- Civil fines from the Department of Licenses & Inspections
- Loss of housing rental license, which is required to operate any rental in the city
- Potential liability if a child develops elevated blood-lead levels
Important: Philadelphia’s housing rental license requires lead certification on file. If your certificate has lapsed, your rental license is effectively non-renewable until you re-certify. Don’t wait until renewal season to start the process.
Who can perform the inspection
Inspectors must be EPA-certified lead paint inspectors or risk assessors. Bay Hill Environmental holds EPA certification and has performed thousands of Philadelphia inspections across rowhome neighborhoods, multi-unit buildings in West Philly, Northern Liberties condos, and more.
How Bay Hill makes Philadelphia compliance simple
- EPA-certified inspectors who know the Lead and Healthy Homes Program inside and out
- Same-day or next-day scheduling for urgent rental license renewals
- Certificates and reports formatted exactly to the Lead and Healthy Homes Program’s submission requirements
- Step-by-step guidance through the leadcertification.phila.gov portal
- Tenant copy delivered alongside the inspection report
- 4-year renewal tracking so you never lapse
- Multi-property pricing for landlords with multiple Philly rentals
Frequently asked questions
Do I need a certificate for every unit in a multi-unit building?
Yes. Each rental unit needs its own certificate. We can inspect multiple units in the same building in a single visit, which is significantly cheaper per unit than separate appointments.
What if my property was built after 1978?
Properties built after March 1978 are exempt from the lead inspection requirement, since lead-based paint was banned by the federal government for residential use as of that date. You may still want documentation of the construction date to satisfy any city inquiries.
How fast can I get my certificate?
Bay Hill schedules most Philadelphia inspections within 24 hours. The full report and certificate are typically ready in 48–72 hours. If you’re up against a rental license renewal deadline or a tenant move-in date, tell us — we have expedited options.
What’s the difference between this and a Pennsylvania state law?
Pennsylvania doesn’t have a statewide rental lead inspection law equivalent to NJ’s. The Philadelphia law is a city ordinance under Phila. Code § 6-800. Other PA cities (notably Pittsburgh and Lancaster) have begun considering their own ordinances, but as of May 2026, the strict rental certification regime in PA is Philadelphia-specific.
How much does a Philadelphia inspection cost?
Single-unit Lead-Safe inspections typically run $295–$395. Lead-Free XRF inspections cost more upfront but eliminate the 4-year renewal cycle. Multi-unit pricing scales per door. Call (215) 284-0086 for a fixed quote on your specific property.
What happens if my tenant has a child with elevated blood-lead?
Even with a current Lead-Safe certificate, an elevated blood-lead reading can trigger a separate investigation by the City of Philadelphia and the Lead and Healthy Homes Program, along with a potential remediation order. Lead-Free certification protects you in this scenario much more strongly than Lead-Safe. We can also do dust-wipe re-testing to demonstrate the property remained safe.
Rental license up for renewal?
Don’t lose your housing rental license over a lapsed lead certificate. We can schedule an EPA-certified inspector within 24 hours and have your certificate ready to submit to the Lead and Healthy Homes Program within the week.
Schedule My Philly Inspection →
