Meth Clean-Ups at Your Rental: A Practical, Step-by-Step Guide
By Sanjay Joy. Published on 12/08/2025.
Dealing with suspected meth contamination is stressful for any landlord—but there is a clear process to follow. Below is our no-nonsense guide based on how we manage meth events for owners at Pride Property.
Quick note on thresholds: As per current tenancy settings, contamination above 15 µg/100cm² is considered unhealthy and needs addressing. Some landlord insurance policies, however, trigger cover from 1.5 µg/100cm²—so your obligations and entitlements can differ. Always check your specific policy wording.
1) Before anything else: check your insurance conditions
Some insurers require a meth test between tenancies to keep cover valid. If your policy has this clause and you skip the test, you may jeopardise any later claim.
Action: Add “between-tenancy meth test” to your standard change-over checklist and file the report with your inspection records.
2) At end of tenancy—or on suspicion—order a composite test immediately
If we suspect meth use or you’re simply at a tenancy end, we recommend an immediate composite test (multiple swabs combined and analysed as one). It’s faster and cheaper than individual sampling and is perfect for a quick yes/no screening.
If the composite is negative: File the report. You’re good to proceed with standard turn-around.
If the composite is positive: Move to Step 3.
3) If positive—act fast and notify your insurer
Time matters. Notify your insurer urgently and get a claim number. Most insurers want:
The composite report,
Photos/notes from the exit inspection,
Confirmation of any health & safety steps (e.g., limiting access).
Tip: Ask your insurer what lab accreditation and report format they require (we use IANZ-accredited samplers/labs) so nothing gets bounced back later.
4) Commission individual (discrete) testing
Your insurer will almost always require individual wipe samples from specific rooms/surfaces to:
Pinpoint where contamination is present,
Provide exact readings (µg/100cm²) for each area,
Guide the decontamination scope and budgeting.
Send those results to the insurer as soon as they land—claims often won’t progress without them.
5) Engage a professional meth decontamination company
Once the claim is accepted (or you’ve been given the green light to proceed), we arrange a specialist meth decontamination contractor. In many cases the insurer will appoint and coordinate them directly.
What to expect:
Carpets and soft furnishings are removed (they hold residue and aren’t cost-effective to remediate).
Remaining contents may be removed/disposed of if deemed contaminated or uneconomic to clean—this can happen under insurer/contractor instruction. We’ll inventory items and keep you updated.
Building materials are cleaned through staged chemical and/or mechanical methods, with a focus on hard, cleanable surfaces.
6) Special note on varnished/timber finishes
Meth residue bonds to varnishes and polyurethanes. The only effective remediation is to scrape/sand back and repaint (after suitable sealing/priming). Don’t expect simple washing to achieve compliance on these surfaces.
7) Post-clean verification: individual re-testing
After cleaning, an independent tester completes individual verification tests. Results drive what happens next:
If any area is still above the relevant threshold in your policy wording: The decontamination team returns to clean again and we repeat verification. This cycle continues until all readings are compliant.
If all samples are compliant: We move to reinstatement.
8) Reinstatement works (putting your property back together)
With the all-clear in hand, we coordinate:
New carpets and underlay,
New drapes/blinds,
Repainting where required (especially previously varnished areas),
Any minor repairs or refitting disrupted by the clean.
We’ll keep every quote, invoice, lab report, and photo on file for your insurer and your records.
9) Re-advertise and move forward
Once reinstatement is complete and we have the final clearance report, we:
Update your compliance file,
Re-advertise the property for rent, and
Reinstate your between-tenancy testing routine to protect cover going forward.
How long does it take?
It’s a fairly long process. Timelines vary with lab capacity, insurer approvals, and the number of cleaning-and-retest cycles needed. Expect multiple moving parts; our job is to project-manage the steps, keep momentum with the insurer, and reduce vacancy where possible.
Costs & cover (what owners usually ask)
Loss of rent: Most landlord policies include some loss-of-rent cover during decontamination/reinstatement (limits and excesses apply).
Testing and decontamination: Often covered once the policy trigger is met (for some insurers that’s 1.5 µg/100cm²).
Contents and finishes: Carpets, drapes, and some fittings are typically removed and replaced; coverage depends on your policy and sums insured.
Documentation matters: Insurers depend on proper, accredited testing and a clear paper trail. DIY kits are rarely accepted for claims.
(We’re happy to read your policy with you and highlight any testing obligations between tenancies so you stay covered.)
Your step-by-step checklist (save this)
Check your policy for between-tenancy testing requirements.
Order a composite test at tenancy end or on suspicion.
If positive, notify your insurer immediately.
Commission individual testing (room-by-room).
Engage decontamination (insurer-approved contractor).
Remove carpets/soft furnishings; expect possible disposal of remaining contaminated contents.
Retest after cleaning (individual verification).
Repeat cleaning until results are below the standard set out in your policy.
Reinstate (new carpets/drapes, repainting, especially varnished surfaces).
File final clearance and re-advertise.
Why work with Pride Property
Process management: We coordinate testing, insurers, contractors, and timelines end-to-end.
Compliance first: We use accredited testers and maintain a clean document trail for smooth claims.
Owner advocacy: We push for prompt approvals, clear scopes, and practical reinstatement choices.
Local knowledge: We understand Southland properties and what it takes to get your home rent-ready again—properly.
If you’re facing a meth issue—or want to set up a between-tenancy testing routine—contact the Pride Property team. We’ll step in, steady the ship, and guide you through to a clean clearance and a fresh, compliant tenancy.