Methamphetamine Guide

The Landlord’s No-Nonsense Guide to Meth Contamination

Worried about “P” in your rental property? You should be. It’s a silent risk that can cost you tens of thousands of dollars, trigger disputes with tenants, and void your insurance.

The problem is, it’s a minefield of conflicting advice. You’ve got two different “safe” levels, confusing insurance policies, and the Tenancy Tribunal to deal with.

At Ray White Beacon, we cut through the noise. Here’s what you actually need to know to protect your Hibiscus Coast investment.

The 15µg vs. 1.5µg Mess: What’s the Real Standard?

This is the single biggest point of confusion for landlords. You have two competing standards, and they are wildly different.

1. The Gluckman Report (15µg/100cm²): What the Tenancy Tribunal Follows

This is the most important document in a tenancy dispute. In 2018, the Prime Minister’s Chief Science Advisor, Sir Peter Gluckman, released a report.

• What it says: For a property where meth was only smoked (not manufactured), levels below 15 micrograms per 100cm² pose no health risk.
• Why it matters: The Tenancy Tribunal has consistently and almost exclusively adopted this 15µg threshold. For 99% of tenancy disputes, this is the legal number that matters for determining if a property is “safe and habitable.”

2. The NZS 8510:2017 Standard (1.5µg/100cm²): The “Meth Lab” Standard

This is the older, much stricter industry standard that was originally designed for cleaning up properties used as clandestine meth labs.

• What it says: It sets a hard cleanup level of 1.5 micrograms per 100cm² in high-use areas.
• Why it’s confusing: This standard is now considered far too strict for properties where meth was only used. However, some testers, remediation companies, and—most importantly—insurance companies still reference this standard in their policies.

The Big “But”: What Does Your Insurance Policy Say?

Here is the catch that every landlord needs to understand.

The Tenancy Tribunal might rule your property is “safe” at 10µg (because it’s under the 15µg Gluckman level). But your insurer can still refuse your claim because your policy specifically names the 1.5µg NZS 8510:2017 standard.

This is the “insurance gap.” It can leave you, the landlord, paying for a $20,000+ remediation bill entirely out of your own pocket, even though the Tribunal agrees the property is safe.

Frequently Asked Questions (FAQs)

Q: Do I legally have to meth test my property?
A: No, there is no law forcing you to test.However, you are legally bound by the Residential Tenancies Act to provide a property that is “safe and in a reasonable state of cleanliness.”

The real driver isn’t the RTA—it’s your insurance. To have any coverage for meth contamination, almost all insurance policies now require you to prove the property was “clean” before the tenancy began. The only way to prove that is with a pre-tenancy baseline test.

Q: So, which standard do I follow? 1.5µg or 15µg?
A: This is the key question. The answer is: it depends on who you’re talking to.

• For the Tenancy Tribunal (Disputes): You follow the 15µg Gluckman Report.
• For your Insurer (Claims): You follow whatever is written in your policy document.

Your insurance policy is a private contract that can set any standard it wants. Our job as your property manager is to know what your specific policy requires and manage your property to that standard.

Q: What is the single best way to protect my property?
A: Baseline testing. A pre-tenancy meth test between every new tenant is the only way to create a legal and financial firewall.

Without it, you have almost no chance of winning a dispute at the Tribunal or making a successful insurance claim. You simply can’t prove who was responsible. A small upfront cost (around $180-$300) can save you tens of thousands of dollars.

Our Process: How We Protect Your Investment

Meth contamination is a serious risk, but it is 100% manageable with the right systems. This is how we protect your asset.

1. Baseline Testing: We strongly recommend baseline meth testing between every new tenancy. This is your number one piece of evidence.
2. Rigorous Tenant Screening: Our comprehensive screening process is your best line of defence. We check Tenancy Tribunal records, verify references, and look for red flags that others might miss.
3. Regular Inspections: Our detailed quarterly inspections are crucial. We know the physical warning signs of meth use and can spot potential issues long before they become a $20,000 remediation bill.
4. Expert Management: If contamination is ever suspected, we take full control. We manage the process from start to finish—liaising with your insurer, engaging qualified testers, and ensuring all remediation is done to the standard required by both the law and your insurance policy.

Don’t Risk Your Biggest Asset

Don’t leave your property’s safety to chance. Partner with a property management team that understands the law, the science, and the insurance traps.

If you have any questions about your property, your insurance, or our management process, get in touch for a confidential, no-obligation chat.