What Santa Fe Buyers and Sellers Should Know
Santa Fe’s charm is deeply tied to its historic housing stock. Many of the city’s most desirable neighborhoods feature older adobe and traditional homes that predate modern building standards. While these homes offer character and craftsmanship, they also come with considerations buyers should understand, including lead-based paint.
Lead-based paint is not automatically a problem, but it is an important issue to evaluate thoughtfully, especially in homes built before 1978.
What Is Lead-Based Paint
Lead-based paint was commonly used in residential construction for decades because of its durability and color stability. It was banned from residential use in 1978.
As a result, many homes built before 1978 may contain lead-based paint, particularly on:
- Interior walls and trim
- Doors and door frames
- Windows and window sills
- Exterior siding and trim
- Porches, railings, and stairs
The presence of lead-based paint does not necessarily mean a home is unsafe. Risk depends on condition, location, and whether the paint has been disturbed.
When Lead-Based Paint Becomes a Concern
Lead-based paint is most hazardous when it is:
- Peeling, chipping, cracking, or chalking
- Located on friction surfaces such as windows and doors
- Disturbed during renovations, repairs, or sanding
- Creating lead dust that settles on floors and surfaces
Lead dust is often invisible, which is why awareness and proper handling matter.
Health Considerations
Lead exposure can affect people of all ages, but children under six and pregnant women are at highest risk.
Potential effects include:
- Developmental and learning issues in children
- Nervous system and kidney impacts
- Increased risks during pregnancy
- Long-term health consequences with repeated exposure
Understanding risk is about prevention, not alarm.
What Buyers Should Expect in Santa Fe Transactions
For homes built before 1978, buyers should expect:
- A lead-based paint disclosure from the seller
- A lead warning statement as part of the purchase contract
- A defined period during which they may test for lead-based paint or hazards
Buyers are not required to test, but they have the right to do so within the designated timeframe.
Testing Options
There are different types of evaluations available:
- Paint inspections that identify where lead-based paint is present
- Risk assessments that evaluate whether lead hazards currently exist
- Combined inspections that provide broader information
Testing helps buyers understand condition and risk, especially if renovations are planned.
Renovations and Lead-Safe Practices
One of the most important considerations for Santa Fe buyers is future remodeling.
If a home contains lead-based paint:
- Renovation work must follow lead-safe practices
- Contractors should be properly certified
- Improper removal can increase exposure risk
- Simply painting over lead-based paint is not always a permanent solution
Buyers planning renovations should factor this into timelines and budgets.
What Sellers Should Know
Sellers of pre-1978 homes should:
- Disclose known information honestly
- Understand that lead-based paint is common in older homes
- Know that its presence does not automatically reduce value
- Expect buyers to ask questions if renovations are planned
Many Santa Fe homes with lead-based paint have been lived in safely for decades. Transparency builds trust and keeps transactions on track.
Lead-Based Paint and Santa Fe’s Historic Housing
Lead-based paint is part of Santa Fe’s architectural history. Many homes have intact paint that poses minimal risk when properly maintained.
Well-kept surfaces, careful renovations, and informed ownership are key. For most buyers, lead-based paint is a manageable consideration, not a deal breaker.
Final Thoughts
Lead-based paint deserves respect, not fear. With awareness, proper evaluation, and responsible maintenance, buyers can safely enjoy Santa Fe’s older homes while protecting their families and future plans.
Understanding how lead-based paint works, when it matters, and how it is addressed allows buyers and sellers to move forward with confidence.
✨ About Adrienne DeGuere, Sotheby’s International Realty, Santa Fe
I am a licensed Realtor specializing in Santa Fe’s luxury and relocation markets, with 130 successful transactions and extensive experience guiding clients through inspections, disclosures, and due diligence unique to older and historic homes.
If you are buying or selling a pre-1978 home and want clarity around lead-based paint, testing options, or renovation considerations, contact me. I am happy to help you navigate the process with knowledge and care.
