ImmoMulti — a direct buyer of income properties on the North Shore — works with many owners of older plex buildings. One question comes up again and again before renovations or a sale: does my building contain lead paint? In Québec buildings built before 1980, the answer is often yes. It is not a dead end, but a risk to manage methodically: test first, renovate without spreading dust, meet your workplace safety duties and disclose what you know when selling. This guide is for the owner-seller who wants to do it right — and protect both tenant health and property value.
Which plex buildings have lead paint in Québec?
According to Health Canada, a home built before 1960 was very likely painted with lead-based paint. Between 1960 and 1990, small amounts of lead could still be present in some paints. After 1980, there is little cause for concern about interior paint.
Québec's stock of plex buildings is old: a large share of the duplexes, triplexes and quadruplexes in Montréal and on the North Shore was built decades ago. It is precisely in these buildings that lead paint hides — often under newer coats, on woodwork, window frames, doors, railings and walls.
Health Canada documents a clear decline in concentrations across construction eras. Canadian studies show a median lead concentration in paint chips of 1,900 mg/kg for homes built before 1920, 1,100 mg/kg between 1920 and 1949, and 395 mg/kg between 1950 and 1974. In other words: the older your income property, the higher the probability and the lead content.
Source: Health Canada — Lead-based paint.
Why is lead paint dangerous, especially for children?
Household dust and dirt are among the main sources of lead for children under six, according to Health Canada. The cognitive and neurobehavioural effects of lead are an important concern for exposed children. Removing old paint during renovation can therefore pose lasting risks.
Intact lead paint in good condition poses a limited risk as long as it is not disturbed. The problem arises when it flakes, deteriorates, or is sanded — creating a fine, lead-laden dust. Because young children regularly put their hands and objects in their mouths, dust settling on floors, window sills and toys becomes a direct exposure pathway.
Health Canada notes that contaminated dust generated during renovations where lead paint is removed can directly affect blood lead levels in both children and adults. An important point for an owner of an occupied plex: work in one unit can affect families in neighbouring units if the dust is not contained.
The real danger is not the paint — it's the dust
A lead-painted wall that is intact and covered is generally low-concern. It is sanding, dry-scraping and burning that turn that dormant lead into breathable dust and fumes. How you renovate matters more than the mere presence of lead.
Source: Health Canada — Reduce your exposure to lead.
How do I know if my plex has lead? Test before you renovate
Health Canada does not recommend home test kits, which it considers unreliable. Instead, have a certified inspector measure the concentration, or mail paint chip samples to a testing laboratory. Testing is the prudent first step before any work that disturbs old layers.
Before starting work in an older income property, the first question to settle is simple: is there lead, and where? Health Canada advises against consumer test kits, whose reliability is insufficient. Two serious paths exist:
- A certified inspector can measure the lead concentration in the paint directly on site, surface by surface;
- A testing laboratory can analyze paint chip samples that you collect and mail according to their instructions.
For an owner of a plex on the North Shore, this test is more than a health precaution: it is documentation. A dated report identifying where lead is — or is not — in your income property lets you plan work, budget for abatement and, later, answer a buyer's questions clearly.
Source: Health Canada — Lead-based paint.
How do I renovate an older plex without spreading lead dust?
Do not sand, dry-scrape or burn off lead paint: do not use sanders, heat guns or blowlamps, as they release toxic dust and fumes. Encapsulation (covering the surface) is a good option. Frequent dusting, vacuuming and wet-mopping reduce dust.
Health Canada's golden rule is clear: do not sand, dry-scrape or burn off lead paint. In practice, avoid sanders, heat guns and blowlamps, which spray lead into the air as toxic dust and fumes. These fast methods are precisely the most dangerous.
Instead, Health Canada suggests encapsulation: covering the lead-painted surface — for example with vinyl wallpaper, wallboard or paneling. The paint stays in place but sealed, which neutralizes the dust risk as long as the surface is not pierced or damaged. For a plex owner, this is often the fastest and least expensive solution.
Finally, routine cleaning matters: regular dusting, vacuuming and wet-mopping keeps dust levels down, with a focus on surfaces young children touch often (floors, window sills). Wet cleaning is essential — dry sweeping only puts the dust back into the air.
Safe renovation: the right reflexes
- Test before disturbing any old coat of paint
- Ban sanders, heat guns and blowlamps
- Prefer encapsulation where possible
- Contain and isolate the work area in an occupied building
- Clean wet, not dry, at the end of the job
Source: Health Canada — Chemical safety for DIY projects and renovations.
What are your workplace safety duties (CNESST)?
According to the CNESST, construction workers are at greater risk of lead exposure, a toxic substance. Composition tests identify lead-bearing coatings before work. Exposure is reduced by controlling dust, isolating areas and installing enclosures. Workers must have access to a double changing room.
As soon as you hire workers — contractors or employees — on your plex, the occupational health and safety dimension kicks in. The CNESST reminds us that construction workers are at particular risk of lead exposure, a toxic substance that can accumulate in the body and disrupt several functions with no visible signs.
The CNESST recommends using composition tests to identify lead-based coatings or materials before starting renovation or demolition work. It stresses that the lead content of paint is only one factor: the process used to remove the paint and the scope of the work matter just as much for actual exposure.
To reduce exposure, the CNESST suggests modifying equipment or processes to control dust, isolating work areas where lead is present, and using enclosures or barriers on construction sites. It also states that workers must have access to a double changing room, regardless of their level of exposure — a measure to avoid carrying contamination off-site.
"Lead-contaminated dust can cling to skin, hair, clothing and vehicles and be carried into the home, exposing workers' families."
— Adapted from Health Canada, Reduce your exposure to leadThis reality applies to you as an owner too: in an occupied income property, rigorous site management protects not only the workers but also your tenants and their children. Make sure the contractor you hire knows and applies the CNESST measures.
Source: CNESST — Lead (prevention and safety) and Prevention guide "Lead exposure".
Must you disclose lead paint when selling your North Shore plex?
In Québec, the seller must disclose facts they know that could influence the buyer's decision, under the Civil Code warranty of quality (latent defects). If you know lead paint is present, withholding the information may expose you to recourse. A notary or lawyer will confirm how this applies to your case.
On the selling side, the question is not whether lead paint "scares off" buyers — it is common in older buildings — but what you must say. In Québec, the sale of a building is governed by the Civil Code legal warranty of quality, which protects the buyer against latent defects. A seller who knows a fact likely to influence the buyer's decision is well advised to disclose it rather than conceal it.
In other words: if you have tested your plex and know it contains lead paint, it is prudent — and generally required depending on the circumstances — to disclose this to the buyer, notably in the seller's declaration. Knowingly hiding such a fact can ground a later claim. Since every situation is unique, consult a notary or lawyer for how it applies to your transaction.
The good news for the owner-seller: transparency is an asset, not a liability. A building where you have tested, documented and managed the risk — encapsulation, safe abatement, invoices on hand — inspires more confidence than an older plex sold with no information on the subject. To understand the legal warranty mechanism from the seller's side, read our guide on latent defects and seller protection.
ImmoMulti: sell your older plex as-is, without managing the work
Would you rather not manage abatement in an occupied building? ImmoMulti buys income properties on the North Shore as-is, with no broker or commission and an offer within 48 hours. Get a confidential proposal.
Whether you choose to renovate safely and keep your building, or sell it as-is, the essentials are the same: understand the risk, document it and act with full knowledge. To evaluate the broader condition of an older plex before deciding, our article on the pre-sale inspection of an income property reviews the other sensitive points of older buildings.
Informational content only. This does not constitute tax or legal advice. Consult a notary or lawyer for your specific situation.