If your home was built before 1978, lead paint is the main rule to know about before a repaint. This page covers the federal and California lead rules, then the other rules that touch painting in Modesto: permits, HOAs, landmark sites and storefronts.
This page is general information for California property owners. It is not legal advice. For your own situation, check with the agency named or with an attorney.
My house was built before 1978. Do I need to worry about lead paint?
Yes, you should assume it may be there until it is tested. Lead was banned from house paint in the United States in 1978. The older the house, the more likely it is, mainly on trim, windows, doors and exterior wood.
Lead paint that is intact and covered by newer coats is not the main risk. The danger is dust and chips made when old paint is sanded, scraped or cut. Children and pregnant women are most at risk. Modesto's older neighborhoods, such as the College Area and the streets near Graceada Park, have many homes built well before 1978.
How do I know if old paint contains lead?
You test it. You cannot tell by looking. A certified lead inspector can test the paint with an instrument or by sending samples to a lab. In California, people who are paid to do lead inspections must be certified by the California Department of Public Health.
Nationally, a lead inspection costs $300 to $700, with DIY test kits at $20 to $30, by HomeGuide's 2026 figures. Those are not our prices. Kits are a rough screen only. California's own regulations go further than the federal rule and treat paint in buildings built before 1978 as presumed lead-based paint unless testing shows otherwise.
Can you paint over lead paint, or must it be removed?
You can paint over lead paint that is intact. It does not have to be removed. Sound lead paint under new coats is sealed in. A special coating made for the purpose is called an encapsulant.
What you cannot do is dry scrape, power sand or burn it off without controls. Where lead paint is peeling, the loose paint has to be removed using lead-safe methods before repainting. Nationally, encapsulation is published at $6 to $10 per square foot and full removal at $10 to $17.
What certification does a painter need for pre-1978 homes?
A painting company that is paid to disturb paint in a pre-1978 home must be an EPA Lead-Safe Certified Firm under the federal Renovation, Repair and Painting rule, known as RRP. The work must be directed by a certified renovator who has taken the EPA course.
The rule applies to homes and child care facilities built before 1978. It covers jobs that disturb more than 6 square feet of paint per room inside or more than 20 square feet outside. California has not taken over the RRP program, so the EPA runs it here directly. Separately, the California Department of Public Health certifies lead inspectors, supervisors and workers for lead abatement, which is work done to remove lead hazards for good.
Ask any painter you are considering to show their EPA firm certificate before work starts on an older home. Ask us the same question.
Do lead rules change the price?
Yes. Lead-safe work adds cost, because of the setup, the slower methods and the cleaning. Plastic sheeting goes down, dust is contained, power sanding is limited and the area is cleaned and checked at the end.
No national figure is published for the extra cost on a paint job. For full lead paint removal, HomeGuide gives $6 to $17 per square foot. On a normal repaint only the areas being disturbed are affected, so the added cost depends on how much old paint has failed.
Who is responsible for lead paint disclosure on a rental?
The landlord is. Under the federal lead disclosure rule, landlords and sellers of housing built before 1978, or their agents, must disclose known lead paint and hazards before a lease or sale is signed.
They must also give the tenant or buyer the EPA pamphlet Protect Your Family from Lead in Your Home. The lease or contract must include a disclosure statement, and signed copies must be kept for three years. Renters and buyers have no duty under the rule. The California Department of Public Health explains it on its lead pages.
What does lead-safe painting look like on the job?
Lead-safe painting means keeping dust and chips contained and cleaning up fully. Before work starts, the contractor must give the owner or tenant the EPA pamphlet called Renovate Right.
- Floors and ground are covered with plastic, and the work area is closed off.
- Paint is misted and scraped by hand, not dry sanded with open machines.
- No open flame burning of old paint.
- Debris is bagged, and the area is cleaned with a HEPA vacuum and wet wiped.
- Children and pets are kept out until cleaning is done.
Do I need a permit to paint the outside of my house?
No, in most cases. Painting does not normally need a building permit in California. The California Residential Code lists painting, papering and similar finish work as exempt from permit.
Repairs found during prep can be different. Replacing a lot of siding, stucco or framing may need a permit. In Modesto that is decided by the city's Building Safety Division. In Salida, Empire and other unincorporated areas, it is Stanislaus County.
Do I need HOA approval to change my exterior color, and can the HOA fine me?
If you live in an HOA, you very likely need its approval before changing exterior colors, and yes, an HOA can fine an owner who breaks its rules. The details are in your association's governing documents, usually the CC&Rs and the architectural rules.
Many newer neighborhoods in and around Modesto have associations. Some have a fixed list of approved color schemes. Apply in writing, wait for the answer in writing and keep it. We can supply color names, codes and samples for your application.
Are there paint rules in a historic district?
There can be. Modesto has designated landmark preservation sites, and the city's Landmark Preservation Commission reviews exterior alterations to them. Past reviews have included exterior paint work.
If your home is a designated landmark, call the City of Modesto Planning Division before you change colors. Most older homes in Modesto are not landmarks and have no city rule on paint color.
Do I need a permit to paint a storefront or commercial building?
Painting a storefront does not normally need a building permit. Other parts of the job can. New or changed signs usually need a sign permit, and scaffolding or equipment on a public sidewalk needs permission from the city for work in the right-of-way.
If you lease the space, the lease usually requires the landlord's approval of exterior colors. A shopping center may have its own color standards. We check these with you before work starts.
For a free estimate on an older home or a commercial building, call or text (209) 231-7078.