Last updated: November 10, 2026
Short answer: If a home in Avondale, AZ was built before 1978, federal rules generally require the seller to share any known lead-based paint information before the buyer signs a contract. The buyer gets an EPA pamphlet, a Lead Warning Statement in the contract and, unless both sides agree otherwise in writing, 10 days to have the home inspected for lead.
Key takeaways
- The rule generally covers housing built before 1978, the year lead-based paint for homes was banned, according to the EPA.
- Sellers disclose what they know and share any reports they have. They don't have to test.
- Buyers get a 10-day window for a lead inspection or risk assessment. They can change it in writing or waive it.
- The EPA updated its pamphlet in 2026, and it comes in English, Spanish and other languages.
Want to talk it through? Book a time to chat with me (30 minutes, 9 AM–7 PM Arizona time).
¡Qué tal! I'm Rosie Armenta. If you're moving to Avondale from another state, you may fall in love with a home built before 1978 because of its lot, location or price. That's the year that triggers this federal rule. Here's what it means for buyers and sellers, in plain words.
What does the lead paint disclosure rule require?
The EPA's page on real estate disclosures about lead (checked November 10, 2026) says that before a buyer signs a contract on pre-1978 housing (with some exceptions), the seller, and the real estate agents involved, have to:
- Give the buyer the pamphlet "Protect Your Family From Lead in Your Home."
- Disclose any known information about lead-based paint or lead-based paint hazards in the home.
- Share any records or reports the seller has about lead in the home.
- Include a Lead Warning Statement in the contract, in the same language as the rest of the contract.
- Give the buyer a 10-day period to have the home inspected or risk-assessed for lead.
The seller keeps a signed copy of the disclosures for three years after the sale. The EPA also offers sample seller disclosure forms in English and Spanish.
Why does 1978 matter?
The EPA says lead-based paint for use in homes was banned in the U.S. in 1978, but it's still in millions of older homes. It also says lead-based paint is usually not a hazard when it's in good condition. Paint that is peeling, chipping, chalking or cracking is a hazard and needs prompt attention.
Example only: made-up round numbers, not real Avondale prices. The build years below are made up too.
| Example only | Home A | Home B |
|---|---|---|
| Year built | 1975 | 1985 |
| Lead paint disclosure rule applies? | Generally yes (pre-1978) | No (built after 1977) |
| Buyer's 10-day lead inspection right | Yes, unless changed in writing or waived | Not under this rule |
The listing or the county record usually shows the year built. If you're not sure, ask before you write the offer.
Does every older home need the disclosure?
Not every one. The EPA lists exceptions, including foreclosure sales, homes that a certified inspector or risk assessor tested and found free of lead-based paint, and housing built after 1977. The EPA lists a few other exceptions too, so check its page if you think one applies.
What should I do as a buyer?
- Check the year built on any home you're serious about.
- Read the lead disclosure and the pamphlet before you sign.
- Decide about the 10-day inspection. You can use it, ask to change the time in writing, or waive it.
- Hire a certified lead inspector or risk assessor if you want an answer about lead. The EPA has a locator for certified professionals.
- Look at the paint condition during your general home inspection too.
My post on what happens at an Arizona home inspection explains how the inspection period works in general.
What should I do as a seller?
If your home was built before 1978, plan for this form early. Write down what you know about lead in the home, gather any test reports, and give the disclosure and pamphlet before the buyer signs. The EPA says sellers and agents who don't give the required information may face penalties. My post on what sellers have to disclose in Avondale, AZ covers the other disclosures that come with a sale.
What changed in the 2026 pamphlet?
The EPA released a revised 2026 version of "Protect Your Family From Lead in Your Home." The EPA says it reflects new dust-lead levels that took effect January 12, 2026. Older versions don't have to be thrown out, but the EPA says a supplement should go with them so buyers get the updated information.
If you're still deciding between an older resale and a newer build, my post on new build vs. resale in Avondale, AZ compares the two.
Save this before you tour older homes, and share it with anyone selling a house built before 1978.
Looking at an older home in the West Valley? Book a time to chat with me (30 minutes, 9 AM–7 PM Arizona time), or call or text me at 623-295-5770.
Frequently Asked Questions
What homes need a lead-based paint disclosure?
The EPA says the rule generally applies to housing built before 1978, with some exceptions.
Does the seller have to test for lead paint?
No. The seller discloses what they know and shares any reports they have. Testing is the buyer's choice.
How long does a buyer have for a lead inspection?
The rule gives buyers a 10-day period, unless both sides agree in writing to a different time. Buyers can also waive it.
What is the Lead Warning Statement?
It's language in or attached to the sales contract that explains lead from paint can pose health hazards if not managed properly. It should be in the same language as the rest of the contract.
Is the lead paint pamphlet available in Spanish?
Yes. The EPA offers "Protect Your Family From Lead in Your Home" in Spanish and several other languages, plus sample disclosure forms in English and Spanish.
Does the rule apply to foreclosure sales?
The EPA lists foreclosure sales as an exception.
Is lead-based paint always a hazard?
The EPA says it's usually not a hazard if it's in good condition, but peeling, chipping, chalking or cracking paint is a hazard.
Where do I report a missing lead disclosure?
The EPA says you can report it at epa.gov/lead/violation if you bought pre-1978 housing and didn't get the disclosure.
I'm a real estate agent, not a certified lead inspector, risk assessor or attorney. I can't tell you whether a home has lead-based paint or whether a disclosure meets the rule. Please rely on a certified lead professional and the EPA for those answers.
This article is general information, not legal, tax, or financial advice. Please talk with a licensed attorney, CPA, or lender about your situation.
About the author
Rosie Armenta
Avondale (85392) is her home base, and she helps buyers and sellers across the West Valley in English and Spanish. Book a time to chat with me (30 minutes), or call or text 623-295-5770. Selling? Get a home value report.
Rosie Armenta | Equal Housing Opportunity
Information was checked on November 10, 2026, from the EPA pages "Real Estate Disclosures about Potential Lead Hazards" and "Protect Your Family from Lead in Your Home - Real Estate Disclosure," and federal rule 40 CFR Part 745, Subpart F. Rules can change, so please confirm current details with the EPA.