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Discussion Forum

Should renovations require regulations?

By Nazo Burgy

Although using heat guns while renovating has already caused two fires in historic buildings in Lexington, there is still no regulation banning their use.

“Historic structures, in general, have the highest proportion of structure fires during renovation or during painting,” said Michael Lynn of Lexington’s Architectural Review Board. “It is an enormously risky time in the life of a building.”

Lexington’s Architectural Review Board does have a set of guidelines called the “Standards of Rehabilitation,” based primarily on similar regulations set forth by the federal government’s Secretary of the Interior. These standards, however, are only recommendations for what to do and what not to do. The use of any type of heat gun is not recommended.

There are several ways of removing paint by heat, including hot air guns, gas torches, or heat plates. According to Lynn, heated metal plates are the safest paint removal technique using heat.

Gas torches are faster than hot air guns, but are more difficult to control and are much hotter.

Lynn said the obvious advantage to paint removal with heat is that it is cost-effective because “heat speeds things up.” However, she added that “any time you introduce an open flame there are inherent risks.”

Fred Kirchner, a member of the Architectural Review Board, said that they can only discourage the use of heat guns, but cannot regulate it.

“I wish there was some ordinance in the city that said no heat guns are allowed,” said Kirchner. “We’ve lost too much already.”

On Feb. 26, a Jackson Street home caught ablaze after the insulation in the attic overheated while painters used heat guns to remove old paint.

According to Lexington Fire Chief David Clark the estimated damage was around $300,000 because the roof caved in and water damaged the lower floors.

On July 18, 2000, the 150-year-old landmark Lexington Presbyterian Church was gutted in a fire that investigators say was accidentally started in the roof area by a worker using a hot iron to strip paint.

The Standards of Rehabilitation set forth by the city, however, only apply to buildings in the central business district, not to residential housing in Lexington.

According to Kirchner, the review board only has control of residential dwellings when it comes to an addition to or demolition of property.

Executive Director of the Historic Lexington Foundation Leslie Giles said that her group also has recommendations for renovation of historic buildings.

“We have done some education the last few years on preventing fires in historic buildings,” said Giles.

Giles added that they also discourage the use of heat guns.

“I understand that heat removal techniques are one of the fastest ways to remove paint, but it is also the most dangerous because it can release lead fumes from lead-based paint.”

There are alternatives to heat for removing paint, but they too have their disadvantages. Other techniques for paint removal include sanding, scraping, or using chemicals. Though these methods may be safer for the structure than using heat, they can take much longer and can be more expensive. They may also release lead into the environment.

Giles said that the Historic Lexington Foundation stresses the importance of preparing a surface for painting.

“It’s not necessary to remove every smidgen of paint,” said Giles. “Remove anything that is loose or flaking and get down to a sound surface. That’s all you need when you’re repainting a painted surface."