We’ve seen it in the headlines: meth damage makes homes uninhabitable. There’s no denying that methamphetamines (or ‘P’), causes a lot of worry for landlords. But is it justified?
The good news is that the number of meth users in New Zealand has dropped from 2.7 per cent of the population in 2003 to 0.8 per cent in 2016/17. But with the risk of property damage, clean up costs, and loss of property value to take into consideration, meth contamination is an issue residential investors and landlords should take seriously.
Important note: meth use and meth labs are not one and the same. While the Prime Minister’s Chief Science Advisor has reported that third-hand exposure to meth (e.g. leftover residue from users) does not cause harm—meth labs are a different story. If you suspect your property has been used to manufacture, or cook, P contact the police and have your rental tested.
If you own a rental property or are thinking about buying one, we recommend erring on the side of caution. It’s better to be safe than sorry. Here are a few ways to protect yourself:
Currently, the NZS 8510:2017 states that properties with meth levels over 1.5mcg/100cm2 are considered contaminated and requiring decontamination. However, this standard is under review after a report from Chief Science Adviser Sir Peter Gluckman advised lifting the threshold by a factor of 10 to 15mcg per 100cm2.
Following this report, Housing New Zealand and the Tenancy Tribunal have adopted 15mcg/100cm2 as the minimum standard for P contamination.
While you can buy self-testing kits for as little as $25*, we recommend using a professional meth screening service that provides a proper lab analysis. Most companies offer two different kinds of meth testing. The first is a basic screening designed to give a yes/no answer to whether meth is present in the property. These usually range between $200 to $300 depending on the number of rooms they swab and how quickly you need the results.
The second test is a more intensive room by room analysis. Obviously, this will cost more (usually around $2,000), and is generally only used if meth has been detected in the initial first screen. Note: if you go down this route, check the provider is not conducting a Field Composite test. This type of test takes swaps from different areas are combines them in a single tube for analysis, this compounds the P residue from across the different areas swabbed and can give results that cause undue alarm.
*Important! Self-testing kits are designed to determine if a property is been used to cook meth, not if meth has been used in it.
If your property comes back positive on a meth test you should contact the police and your local council.
In the unfortunate event that your property is identified as a meth lab, it’ll need to be cleaned up to meet New Zealand housing standards once more. According to Housing New Zealand, this can cost upwards of $10,000 and is the responsibility of the property owner.
Read more: Remediation Guidelines of Clandestine Meth Lab Sites
You cannot rent out the property again until all decontamination activities have been completed and your rental retested. If you sell the property, you must disclose that it tested positive for meth.