You got a Notice of Defect. Here’s your action plan.
If you’ve received an MDE Notice of Defect for a rental property, the clock is ticking. Maryland law gives you 30 days to fix the problem, and we’re here to help you prove compliance. After your MDE licensed contractor completes the lead abatement work, we conduct the Modified Risk Reduction (MRR) inspection that verifies it’s done right.
Your 30 days: you and your contractor handle days 1 to 19, Charm City inspects on days 20 and 21, and the report and MDE submission fill days 21 to 30.You and your contractorCharm City InspectionsOptional pre-abatement visitDay 30 deadline
Lead Paint Contractors License Number MDE # 17986
Maryland Home Inspector License #33696
What is a Notice of Defect?
A Notice of Defect is issued by the Maryland Department of the Environment (MDE) or your local health department when an inspector identifies chipping, peeling, or flaking paint in a pre-1978 rental property. It’s a formal demand that you address lead paint hazards.
How did this happen?
A Notice of Defect can be triggered by:
MDE environmental investigation. An inspector visited the property, often because of a tenant report or an elevated blood lead level in a child.
Tenant complaint. A tenant sent in a written Notice of Defect (Form 340) about deteriorated paint.
Child with elevated blood lead. MDE investigated after a child or pregnant woman was found to have elevated blood lead levels.
No matter how it started, the situation is the same: you must act within 30 days.
Your 30-day deadline: what you need to know
Upon receipt of a Notice of Defect, you must satisfy the modified risk reduction standard within 30 days if there are structural defects and/or chipping, peeling or flaking paint.
What does “modified risk reduction standard” mean?
It means you must make sure that:
All chipping, peeling, and flaking paint is removed or properly sealed
All surfaces are clean and free of lead dust
The property is safe for occupants
This doesn’t necessarily mean a full gut renovation. Sometimes it’s strategic cleanup, sealing, and testing. Other times, more extensive work is needed.
The penalties for non-compliance are serious
$500 a day per property, up to $100,000
Owners that fail to comply are subject to penalties of up to $500 per day, per property, for each day of violation until compliance is verified, not exceeding $100,000 total.
You may also face civil penalties and tenant complaints to the court.
Tenants can establish a rent escrow account if you fail to comply, meaning rent money goes into the court’s account instead of to you until the problem is fixed.
Time is not your friend here. Get started immediately.
Important: MDE’s notice is not a complete list of defects
Here’s something that trips up many landlords: MDE’s Notice of Defect lists only the defects they found during their inspection, not all the defects in the property. MDE is clear about this: their notice does not constitute a complete “fail list.” That’s your inspector’s job.
What does this mean in practice? When your MDE licensed lead abatement contractor comes to assess the work, they may find additional deteriorated paint, chipping, peeling, or flaking that wasn’t on MDE’s original list. If they do, that work must also be addressed to meet the modified risk reduction standard.
Our recommendation: get a pre-abatement visual inspection
Before you hire a contractor and schedule the work, we recommend a pre-abatement visual inspection from us. Here’s why:
Know the full scope upfront. We identify all defects in the property, not just the ones MDE found. Your contractor then knows exactly what they’re dealing with.
Better budget planning. You’ll know the true scope of work before work begins. No surprises mid-project.
Faster abatement. Your contractor can schedule appropriately and complete the work more efficiently when they understand the full picture.
Smoother MRR inspection. When we return for the Modified Risk Reduction inspection, there are fewer discoveries of missed defects.
The cost: a pre-abatement visual inspection is significantly less expensive than a full Modified Risk Reduction inspection (no lab testing required). For many landlords, this small investment saves time and money by preventing scope creep during the abatement process.
Your action plan: 5 steps to compliance
Days 1–2
Step 1. Understand what you’re dealing with
Read your Notice of Defect carefully. It should specify:
Which property (or properties) are affected
What specific paint defects were found (chipping, peeling, flaking)
Where the defects are located
Your 30-day deadline
Keep this document. You’ll need it for contractors and inspectors.
Optional but recommended: get a pre-abatement visual inspection from us during days 1–3. It identifies all defects in the property (not just what MDE found) so your contractor knows the full scope before starting work. It prevents costly surprises mid-project.
Days 3–4
Step 2. Hire an MDE licensed lead abatement contractor
Here’s what you need to know: you cannot fix this yourself. Maryland law requires that all lead abatement work be performed by an MDE licensed lead abatement contractor. This is non-negotiable.
Your contractor must:
Hold a current MDE Lead Abatement Contractor license
Provide you with a Supervisor’s Statement of Work (SSW) before work begins
Complete all work according to Maryland’s lead-safe standards
Keep detailed documentation of materials and work performed
Why the SSW matters: the Supervisor’s Statement of Work is a formal document that details exactly what work will be done, where, and how. It’s your contract and your record. Your contractor issues it; you cannot issue one to yourself.
Getting a contractor: start calling licensed contractors immediately. Check their MDE lead abatement license. Ask for references and timelines. You have 30 days for the entire process, so you need a contractor who can start within days, not weeks.
Days 5–19
Step 3. Your contractor completes the lead abatement work
Your MDE licensed contractor:
Follows their Supervisor’s Statement of Work
Uses proper lead-safe abatement practices
Handles all paint removal, sealing, or remediation
Properly contains and disposes of contaminated materials
Maintains detailed documentation of all work
You should:
Verify the work is being done according to the SSW
Keep copies of all contractor invoices and documentation
Stay in touch with your contractor about the timeline
Your contractor does the work. You don’t do any of it.
Days 19–21
Step 4. Get your Modified Risk Reduction (MRR) inspection
After your MDE licensed contractor finishes their work, you must get a Modified Risk Reduction (MRR) inspection, also called a verification inspection. This is the official inspection that proves your property meets compliance.
This is where we come in. After all work is completed, an MDE accredited inspector must inspect the property to verify that the modified risk reduction standard has been met.
The MRR inspection includes:
Visual inspection: we inspect all interior and exterior surfaces to confirm the lead abatement work was properly completed
Lead dust testing: we collect dust samples from surfaces to verify lead levels are safe
Lab analysis: samples are analyzed by a certified lab
Once both the visual inspection and dust test pass, you receive a written report documenting compliance.
By day 30
Step 5. Submit proof to MDE
Once you have our inspection report showing compliance, submit it to MDE before your 30-day deadline expires. This officially closes out your Notice of Defect.
How Charm City Inspections helps
Your MDE licensed contractor handles the abatement work. We conduct the Modified Risk Reduction inspection to verify it’s done right. We also offer pre-abatement inspections to help you understand the full scope upfront.
Optional
Pre-abatement visual inspection
Before you hire a contractor, get a clear picture of what you’re dealing with:
Schedule with us. Call us anytime during days 1–3 of your 30-day deadline.
Visual inspection only. Our MDE-accredited inspector walks the property and identifies all defects, not just what MDE found. This is a visual assessment with no dust testing.
Written defect list report. You get a detailed list of every defect that needs to be addressed. Your contractor uses it to scope the full job and provide an accurate SSW.
Why this matters: many contractors discover additional defects mid-project that weren’t on MDE’s original notice. A pre-abatement inspection prevents that surprise and lets your contractor plan accordingly. It’s a modest investment that saves time and money.
Required
Modified Risk Reduction (MRR) inspection
After your contractor finishes, we conduct the official verification inspection.
Schedule with us. Call or contact us right after your MDE licensed contractor finishes their lead abatement work. We can often accommodate urgent schedules.
Visual inspection. Our MDE-accredited inspector visits your property and:
Visually assesses all interior and exterior painted surfaces where work was performed
Confirms that deteriorated paint has been properly addressed
Verifies the work was completed according to lead-safe standards
Lead dust testing. We collect dust samples from surfaces in areas where lead was previously found and perform lab analysis to confirm lead levels are safe.
Written Modified Risk Reduction report. You get a detailed report documenting that your property meets the modified risk reduction standard. This is the official compliance document you submit to MDE before your 30-day deadline.
Why you need an MDE-accredited inspector
MDE won’t accept just any inspection. They need verification from someone accredited by the Maryland Department of the Environment. We hold that accreditation. Our report carries weight and closes your case.
Our advantage: speed and experience
We understand Maryland’s specific compliance requirements
We know what MDE inspectors look for
We can often inspect within days of your work completion
Fast report turnaround, typically 5–7 business days after testing
We’ve helped dozens of landlords navigate this exact process
You have 30 days. Here’s how to use them.
Our report takes 5–7 business days after testing, so the inspection needs to happen by about day 21. Tight, but doable if you act fast and hire a contractor immediately.
151015202530
Days 1–2 Read your Notice of Defect and understand what needs to be fixed.
Days 1–3 Optional: get a pre-abatement visual inspection from us to find all defects.
Days 3–4 Hire an MDE licensed lead abatement contractor and get their SSW.
Days 5–19 Your contractor completes the lead abatement work per the SSW.
Days 19–20 Call us to schedule your Modified Risk Reduction (MRR) inspection.
Days 20–21 We conduct the MRR inspection (visual + dust test) and send samples to the lab.
Days 21–30 Receive our compliance report (5–7 business days) and submit it to MDE before the deadline.
Notice of Defect FAQs
How much time do I actually have to fix this?
You have 30 days from the date you receive the Notice of Defect. The clock starts immediately. Don’t waste a single day. If you miss the deadline, penalties start accruing at $500/day.
Do I have to hire a contractor, or can I clean it up myself?
You must hire an MDE licensed lead abatement contractor. You cannot do this work yourself. Maryland law requires that all lead abatement work be performed by an MDE-accredited contractor who will provide you with a Supervisor’s Statement of Work (SSW). The contractor issues the SSW—you cannot issue one to yourself. This is non-negotiable and MDE will not accept any other approach.
What is a Supervisor’s Statement of Work (SSW)?
The Supervisor’s Statement of Work is a formal document issued by your MDE licensed lead abatement contractor before work begins. It details exactly what work will be performed, where, and how. It’s your contract and your proof that a licensed professional is managing the job. You cannot issue an SSW to yourself—only a licensed contractor can issue one. Keep copies of the SSW for your records and to submit with your Modified Risk Reduction report to MDE.
What does the “modified risk reduction standard” actually mean?
It means your property must be free of chipping, peeling, and flaking paint on interior and exterior surfaces, and surfaces must be clean (verified by dust testing). It doesn’t necessarily mean full abatement—it means the hazard is gone.
Can I get my own inspection, or do I need to use Charm City?
You can use any MDE-accredited inspector. But choose carefully—MDE won’t accept a report from just anyone. Make sure your inspector holds current MDE accreditation for lead inspection. We hold that accreditation and know exactly what MDE requires.
What if I hire a contractor and they say the work is done—do I still need an inspection?
Yes. Maryland law requires an MDE-accredited inspection to verify compliance. After all work is completed, an MDE accredited inspector must inspect the property to verify compliance with the modified risk reduction standard. This isn’t optional—it’s how you prove to MDE that you’ve fixed the problem.
What exactly happens during the Modified Risk Reduction (MRR) inspection?
The MRR inspection includes two critical components: (1) a visual inspection where we examine all surfaces to confirm the lead abatement work was properly completed, and (2) lead dust testing where we collect samples from surfaces and have them analyzed by a certified lab to verify lead levels are safe. Both parts must pass for you to receive your compliance report.
How long does the Modified Risk Reduction inspection take?
Usually 1–2 hours, depending on the property size and the extent of work that was performed. We’re efficient and try to minimize disruption.
How long before I get the compliance report?
Typically 5–7 business days after testing. That’s roughly 7–9 calendar days, so call us as soon as your contractor finishes—ideally so the inspection happens by day 21 of your 30.
What happens if I don’t submit proof of compliance by day 30?
Penalties start immediately. MDE can assess $500/day for each day you’re in violation, up to $100,000. Your tenant can also file a rent escrow complaint with the court, redirecting rent payments to the court’s account until you comply.
What if I can’t get everything done in 30 days?
Contact MDE immediately. In some cases, you may be able to negotiate an extension if you can show good-faith effort and a concrete remediation plan. But don’t assume—ask directly. The faster you act, the better your position.
Do I need to relocate my tenants while work is happening?
Yes. Tenant relocation is always required—there is no exception for minor work. Your tenants must vacate before the MDE licensed lead abatement contractor begins any work. They cannot return to the property until BOTH of the following are complete: (1) the contractor has issued the Supervisor’s Statement of Work (SSW), and (2) you have received the Modified Risk Reduction (MRR) certificate from the inspection. You are responsible for providing temporary housing for your tenants during this entire period, including the time waiting for lab results and the final MRR certificate.
I got a Notice of Defect because a child had elevated blood lead. Am I liable?
A Notice of Defect doesn’t automatically mean you’re liable for medical issues. But it does mean you must fix the hazard immediately. Address the lead paint problem, document your compliance, and consult an attorney if you have concerns about liability.
MDE’s Notice of Defect lists specific defects—does that mean that’s all I have to fix?
No. MDE’s notice lists only the defects they found during their inspection. It is not a complete inventory of all lead hazards in the property. When your contractor assesses the work, they may discover additional chipping, peeling, or flaking paint that wasn’t on MDE’s list. All of it must be addressed to meet the modified risk reduction standard. This is why we recommend getting a pre-abatement visual inspection from us before you hire a contractor—you’ll know the full scope of work upfront and avoid costly surprises mid-project.
Can I use the same inspector who conducted the original MDE inspection?
In some cases. If MDE’s inspector found defects and issued the notice, they may accept a follow-up inspection from the same inspector. However, many landlords prefer to use an independent accredited inspector (like us) to ensure objectivity. Either way, the inspector must be MDE-accredited.
What’s the cost of a verification inspection and report?
Pricing depends on your property size and the extent of testing needed. Call us at 443-927-6301 for a quote. We’re upfront about costs—no surprises.
Don’t wait. Act now.
A Notice of Defect is serious, but it’s manageable if you act quickly. The landlords who struggle are the ones who delay. The ones who succeed:
Read their Notice of Defect immediately
Hire an MDE licensed lead abatement contractor within days
Make sure the contractor provides a Supervisor’s Statement of Work (SSW)
Complete the abatement work on schedule
Schedule a Modified Risk Reduction (MRR) inspection before their deadline
Submit proof of compliance to MDE on time
Ready to get compliant?
Your MDE licensed contractor handles the abatement work and issues the SSW. We conduct the Modified Risk Reduction inspection that verifies the work was done right. Together, we get you compliant and close out this violation.
Don’t let 30 days slip away. Call us today to schedule your MRR inspection after your contractor completes their lead abatement work.
