What Is Form 22J — Lead-Based Paint Disclosure Addendum in Washington Real Estate?
Form 22J is the Lead-Based Paint Disclosure Addendum used in Washington real estate transactions when a home was built before 1978.
Federal law requires sellers of homes built before 1978 to disclose known information about the presence of lead-based paint or lead-based paint hazards in the property.
Form 22J documents these disclosures and gives buyers the opportunity to conduct a lead inspection if they choose.
The addendum is typically included with the Purchase and Sale Agreement (Form 21) whenever the property falls within the federal lead paint disclosure requirements.
Why Lead-Based Paint Disclosure Is Required
Lead-based paint was widely used in residential construction before it was banned in 1978 due to health risks.
Exposure to lead can cause serious health issues, particularly for:
- young children
- pregnant women
- developing infants
Because of these risks, federal law requires sellers to disclose any known information about lead-based paint hazards in older homes.
What Sellers Must Disclose
When Form 22J is used, sellers must provide information about any known lead-related issues in the property.
This may include:
Known lead-based paint
If the seller is aware of lead-based paint in the home.
Lead hazard reports
Any reports or records the seller has regarding lead-based paint inspections or remediation.
Property history
Information about previous testing or treatment related to lead hazards.
If the seller has no knowledge of lead hazards, they typically state that in the disclosure.
The Buyer’s Lead Inspection Opportunity
Federal law gives buyers the right to conduct a lead-based paint risk assessment or inspection.
The standard period is typically 10 days, although the buyer may choose to waive this opportunity.
During this time, the buyer can hire professionals to test for lead hazards in the home.
What Happens If Lead Hazards Are Found
If testing identifies lead-based paint hazards, the buyer may have several options depending on the contract terms.
Possible outcomes include:
- requesting remediation or repairs
- negotiating credits or price adjustments
- continuing with the purchase as-is
- terminating the transaction if the contract allows
These decisions typically occur during the inspection period.
Why Form 22J Matters in Washington Real Estate
Lead-based paint disclosure is required under federal law for most residential properties built before 1978.
Form 22J ensures that buyers receive important health and safety information about the property and understand their right to conduct lead inspections.
This disclosure protects both buyers and sellers by documenting the required information before the transaction moves forward.
You can explore the full library of Washington real estate process explanations here.
Bottom Line
Form 22J is the Lead-Based Paint Disclosure Addendum used in Washington real estate transactions for homes built before 1978, ensuring buyers receive required disclosures about potential lead-based paint hazards.
FAQ
What is Form 22J in Washington real estate?
Form 22J is the Lead-Based Paint Disclosure Addendum used when selling homes built before 1978 to disclose any known lead-based paint hazards.
Why is lead paint disclosure required?
Federal law requires disclosure because lead-based paint can pose serious health risks, especially to children and pregnant women.
Do buyers have the right to test for lead paint?
Yes. Buyers typically have a 10-day period to conduct a lead-based paint inspection or risk assessment.
Does every home require Form 22J?
No. The form is only required for homes built before 1978.
What happens if lead hazards are found?
The buyer and seller may negotiate repairs, credits, or other solutions depending on the contract terms.