Opinion ID: 1946087
Heading Depth: 1
Heading Rank: 2

Heading: The Lead Hazard Mitigation Act

Text: In 2002 the General Assembly enacted the LHMA (P.L. 2002, ch. 187, § 3) and declared its purpose to be threefold. Section 42-128.1-3 provides that [i]n order to promote the prevention of childhood lead poisoning in Rhode Island, the LHMA is intended (1) To increase the supply of rental housing in Rhode Island in which lead hazards are, at a minimum, mitigated; (2) To improve public awareness of lead issues and to educate both property owners and tenants about practices that can reduce the incidence of lead poisoning; (3) To resolve disjointed insurance practices arising from lead liabilities exclusions. To that end, the LHMA imposes several duties on owners of rental dwellings constructed before 1978. These duties include: (1) attending a lead hazard awareness seminar; (2) evaluating the dwelling unit and premises for lead hazards; (3) correcting lead hazards by meeting the lead hazard mitigation standard; (4) providing tenants with information; and (5) correcting lead hazards within thirty days after notification. Section 42-128.1-8(a). The LHMA originally provided that the lead hazard mitigation requirements would apply to the first change in ownership or tenancy after July 1, 2004; however, in 2004, that date was postponed to July 1, 2005, and in 2005, it again was postponed to November 1, 2005. See P.L. 2002, ch. 187, § 3; P.L. 2004, ch. 221, § 2; P.L. 2005, ch. 142, § 2. In 2005, the General Assembly also amended the act to include an exemption for certain property owners. P.L. 2005, ch. 142, § 2. The statute now in effect includes this exemption, which provides: (e) Notwithstanding the foregoing, the provisions of this chapter shall not apply to common areas in condominium complexes that are owned and operated by condominium associations, or to pre-1978 rental dwelling units that are: (1) Lead safe or lead free; or (2) Temporary housing; or (3) Elderly housing; or (4) Comprised of two (2) or three (3) units, one of which is occupied by the property owner; or [ sic ] The department of health shall report to the legislature annually on the number of children who are lead poisoned in any of the exempted dwelling units as referred to in subdivision (e)(4) of this section. Section 42-128.1-8(e). At the center of this litigation is subsection (e)(4) of § 42-128.1-8, which exempts owner-occupied two- and three-unit dwellings from the act's mandates. The plaintiffs, owners of rental properties in various locations throughout the state, alleged that this exemption results in different treatment for similarly situated property owners without regard to any lead hazard to children. The plaintiffs asserted that the act is arbitrary in treating owner-occupied and non-owner-occupied dwellings of the same size differently and in treating owner-occupied two- and three-unit dwellings differently from owner-occupied four- or five-unit dwellings. The plaintiffs' complaint sought both declaratory and injunctive relief. More specifically, it requested that the Superior Court declare the LHMA unconstitutional and enjoin the state from enforcing the act. B