METH CONTAMINATION: WHAT LANDLORDS NEED TO KNOW (AND WHAT THE TRIBUNAL WILL ASK)

A tenant moves out. You send in a cleaner—and they notice a strange chemical smell in the garage. You test the property for meth, and the results come back positive. Now what?

Many landlords panic. Some try to recover cleaning costs from the tenant. Others immediately end the tenancy. But unless you follow the right process—and know what counts as contamination—you could end up paying for testing, loss of rent, and Tribunal compensation.

Here’s what every landlord needs to know about meth, damage, and the law.

WHAT IS METH CONTAMINATION?

Methamphetamine contamination refers to residue left behind after:

• Meth has been smoked inside the property

• Meth has been manufactured on-site (far more serious)

These residues can settle on walls, ceilings, carpet, insulation, and surfaces. High levels may pose health risks—but not all meth results equal damage, and the Tribunal has specific thresholds for what matters legally.

THE LEGAL THRESHOLD: WHAT COUNTS?

The Tenancy Tribunal currently relies on the 2018 report by the Prime Minister’s Chief Science Advisor, which states:

This means:

• If your meth test returns results under 15 μg/100cm², the Tribunal is unlikely to consider it “damage”

• In these cases, tenants cannot be held liable, and you cannot claim cleaning or loss of rent

Some landlords have been ordered to reimburse tenants for vacating properties over low-level results.

WHAT THE TRIBUNAL EXPECTS FROM LANDLORDS

To make a valid claim, landlords must:

• Prove that contamination is above 15 μg/100cm²

• Provide evidence that the contamination occurred during the tenancy

• Show the tenant caused, or permitted, the damage

Simply discovering meth isn’t enough.

Unjustified evictions or rent deductions over unconfirmed results can lead to exemplary damages against the landlord.

WHAT LANDLORDS SHOULD DO

GET BASELINE TESTS AT THE START OF A TENANCY

• This protects you from being blamed for contamination that already existed.

USE QUALIFIED TESTERS

• Make sure tests are done by certified meth professionals using validated labs.

UNDERSTAND THE RESULTS

• Below 1.5 μg: usually no action needed

• 1.5 to 15 μg: document and monitor

• Above 15 μg: consider decontamination and tenancy implications

FOLLOW CORRECT NOTICE PROCEDURES

• If you need access for testing, you must give tenants 48 hours’ written notice and explain why.

SEEK ADVICE BEFORE ENDING A TENANCY

• Do not issue a termination based on low-level results—you may be liable.

HOW GOOD NEIGHBOURS HANDLES METH CONCERNS

Our Property Managers:

• Organise pre-tenancy and post-tenancy meth baseline tests on request

• Use reliable third-party testers

• Understand the legal thresholds and Tribunal trends

• Advise landlords only when testing supports it

• Manage communication with tenants professionally and within the law

FINAL WORD

Meth is serious—but so is jumping to conclusions.

Unless levels are above 15 micrograms per 100cm², you may not have a case. The Tribunal prioritises evidence, fairness, and science—not fear.

At Good Neighbours, we help landlords make smart, informed decisions—protecting both the asset and the process.