Meth testing - your thoughts

Tenant claims house has tested positive for chemical residue from drugs. (details still sketchy but assume 'ice' residue?)
They had a friend in the 'industry' test, with results said to be positive.

My PM is communicating with the tenant but is not sure which way this may go.

To what extent am I as the landlord compelled to test for drugs because of tenant's concerns?
And how would you select a company to test in an industry that may not be regulated, or that has a vested interest in finding positive results?

With the known history of tenants in this house for well over 15 years, I don't believe that there was ever a likely 'ice' user/producer there. However, I appreciate that one could be wrong.

 

Yup, he's in the industry - manufacturer

You would need to contact a forensics testing lab or NATA certified lab.

 

Why did they test the house?

Are they trying to get out of the lease?

 

This has been the latest craze going around the PM industry lately. It stems from New Zealand where they commonly test houses for residue on the walls before and after each tenancy and even give the tenants a certificate to use as part of their applications for future homes.

It's trying to take off here, similar to the smoke alarm scam, where someone can come do a swab on the walls (for a fee of course) and run a basic test. If needed, apparently they can send it off to a lab to do a more advanced test.

If the tenant has positively tested the walls, its very worth your while following up on that. If they get sick, then you could be in trouble if you just ignored it. It's probably worth also thinking about their motivation for testing - was it because they're from NZ where its normal, or because they're trying to get an excuse to leave or get compensation?

Knowing the motivation of people is the best way to negotiate.

 

I'm wondering if they're Kiwis. We get it done routinely now in NZ. Another rort industry for landlords to contend with.

 

I have only today read about inexpensive (around $125 per 4 br home) DIY Kits available on the market which allow for surface testing and can provide a yes or no answer very quickly. You could undertake these i guess as a pre-purchase due diligence enquiry or undertake them at the end of a tenancy. Would assume that a Yes reading would then lead to further testing.
see drugdetectionkits.com.au

 

As much as it is a pain. I would not muck around with it as people can become quiet sick from chemical exposure from drugs. But also need to see if they have a motive behind it. Wanting to get out of lease etc. If it is tested positive, how do you prove it was previous tenant or current tenant. Try to get PM to look for evidence to recent drug lab or damage from drug lab

 

Well, if they have tested - ask for the results including the concentration. Then you can make an informed decision.

 

Ask for a report from an accredited test laboratory. If it is not qualitative analysis against a known reference standard then anything else is at best indicative but pretty much worthless.

Similar compounds, sample bias, incorrect technique could all generate false positives on cheap colour based test kits.

 

Adding that even if it is positive, there are guidelines on what is a safe vs not-safe level.

Most banknotes probably test positive to meth

 

you could also test the same areas positive for asbestos while your there ffs

...but arent all tenants meth users anyway? what's the harm?

 

Thanks. Was hoping there was a certified lab to contact about testing. Lot of self-styled testing agencies when I looked online. Wonder where they get their accreditation, if any?
The PM is following up in the correct way with the tenants. Not sure of tenants' motivation yet, and don't know if they are from NZ or not. If they are, that may explain their concern about a potential problem.
Self testing kits might be one way of getting an initial look at the problem, but would be concerned about a false reading, in the same way that I wonder about the possibility of a false reading by the tenants' friend if their equipment isn't of the right standard.

 

NATA is the main accreditation provider for test labs in australia. Typically they certify against ISO 17025 which is the globally recognised standard for good laboratory practice.

On the NATA website you can search for accredited test providers by the type of analysis they perform.

Personally I wouldn't give this much airtime with a tenant. I would feel no obligation to do anything other than note their concerns and let them know to your knowledge there has never been drug use in the house. Find it a bit of a weird complaint to be honest!

 

Isn't meth the best thing for cleaning stainless steel?

Spoiler: Typo

Oh! My mistake, it was metho.

 

Have they called the police?

And have the police spoken with the previous tenants?

And are the current tenants asking for an early release from their lease?

Sounds like there may be a good outcome, if so.

 

There's no requirement or responsibility for Landlords to test properties for drug related chemical residue if there's no reason to believe the house had previously been used for drug use or manufacture.

Get the tenants to supply the results and investigate from there. You do have a responsibility to follow up now that they've advised of potentially toxic levels of chemicals in the house, but the course of action really depends on the test results and legitimacy. Blueskies has pointed you in the right direction for accreditation.

 

I wouldn't be testing any more than a point at the time, especially if purity is in issue.

 

A Couple of thoughts
Who authorised the test?
Who certified that it was from that address?
Is it a certified testing authority? Whatever that is?
Also would you ask to test the tenants car?
Work place ?
Previous home?


I hope this helps

 

A year ago, but still not 'the norm'

Home meth testing set to become the norm in WA

The Lab's we use are ISO 15189 and RCPA & NATA accredited

 

must have been a good party if their spilling their metho and OJ on the walls. Are tenants now being stripped of their rights to party? Airbnb has had some riske' initiatives/gatherings go down