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If in doubt, test. Toxic waste resulting from the “cooking” of meth contaminates homes and the problem of P-labs is increasingly prevalent, particularly in rental properties. We have noticed a particular increase in contaminated homes over the past six months and it is important to be aware of the risks when buying and selling.

The Ministry of Health suggests that total concentrations below 0.5ug/100cm3 are “acceptable” for post-remediation pre-occupancy, however there is no safe threshold for meth residue in a home.

Some key facts:

• Tests cost between $600.00-$1,800.00 – the lower end for an initial test and the higher end for secondary testing – a small price to pay for peace of mind.
• Remediation work is not normally covered by insurance and can cost up to $30,000.00 to decontaminate a property. In some cases, houses are demolished.
• It is estimated that police currently uncover 5% to 10% of the P-labs in operation each year.
• Past or prospective landlords have a statutory obligation to correct chemical hazards on their property, which extends to property managers and agents.
• If a property has been tested and past contamination identified, councils must record this on the LIM report – the note is not removed even if remedial work takes place.

Signs suggesting a risk of past P-lab activity:

• The property being or having been tenanted.
• History of the property having frequent visitors or access denied to neighbours.
• History of the property having the windows and curtains drawn throughout the day.
• Installation of surveillance equipment and ‘high spec’ locks and security devices.
• Highly decoloured ceilings or benches – especially in bathroom, kitchen and garages.
• Unusual wiring/plumbing fixtures, installation of fans/additional ventilation systems.
• Staining of concrete around the outside of drain covers.
• Corroded rubber/plastic around taps and stoves.
• Excessive and/or high fencing.

When purchasing:

1. Make the agreement conditional on a due diligence investigation and undertake narcotics testing as part of the investigation.
2. Make the agreement specifically conditional on narcotics testing/methamphetamine testing.

When selling:

1. Ensure that any narcotics test condition inserted into the agreement requires that the report be produced to you.
2. Request a copy of the narcotics report from the purchaser.
3. If you are concerned, undertake a narcotics test before sale to avoid nasty surprises.

Having been coined the new ‘leaky building syndrome’, the issue of P-labs is on the high. If in doubt, test.