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Worried about meth contamination? Here is what to do.

People call NAMC every week asking what to do when they suspect a property is contaminated. It might be the home they live in, an investment they own, or a property they manage for a client, a community housing provider or a government agency. This guide walks you through every stage, in order, so you can act calmly and spend wisely.

If you have found what looks like an active drug laboratory, leave now. Do not touch containers, equipment or chemicals. Call Triple Zero (000) if anyone is in danger, or your local police. You can report information anonymously to Crime Stoppers on 1800 333 000. Assessment can begin once police release the property.

Initial testing

1 visit, about 48 business hours

You have two ways to begin. Neither is wrong, but they answer different questions. If you are unsure, call an NAMC testing member and explain your situation. A good tester will recommend the cheapest option that will actually answer your question.

Option 1: Instant screening Indicative

A colour change kit that shows whether meth is present above a set threshold. You can buy one and test yourself, or have a member do it.

It tells you whether there is likely a residue problem. It does not tell you how much, or which rooms are affected.

Typical cost: Under $50 per property
Result: Within minutes
Best for: A quick first check

Option 2: Full laboratory test Definitive

An NAMC testing member visits and takes NIOSH 9111 compliant wipe samples from each room, using a measured 10 cm by 10 cm template.

Samples go to a NATA accredited laboratory. You receive a report showing the level in each room against the guideline.

Typical cost: Quoted by property size
Result: About 48 business hours
Best for: Purchases, disputes, remediation

Testing a property you do not live in

Arriving at a tenant's home with a test kit can feel awkward. NAMC testing members regularly attend with the property manager or contact the tenant directly to arrange access, explain what they are doing and keep the visit short and discreet.

If an instant screen shows meth is present, you will still need a laboratory test. Screening results cannot be used to plan remediation, support an insurance claim or issue a clearance certificate.

Reading your report

Results are per room. Each sample is reported in micrograms per 100 square centimetres (µg/100 cm²).
The guideline is the line that matters. Australian guidelines apply 0.5 µg/100 cm² for residential properties. Your report should state which level was applied and why.
Look for the pattern. One high room often points to a smoking location. Widespread high results, or results far above the guideline, can suggest manufacture and may need a more detailed assessment.

Remediation if contamination is found

2 days to several weeks

If every result is below the guideline, that is the end of the process. You can relax knowing the property is safe, and keep the report as a baseline for the future.

If any result is above the guideline, the affected areas need to be remediated by a qualified decontamination company before anyone lives there.

What to do next

Contact an NAMC decontamination member and send them a copy of the laboratory report.
They will use the results to prepare a written quote and a Remediation Action Plan (RAP) for your property.
Ask for at least two quotes and compare what each RAP includes, not just the price.

What a good Remediation Action Plan covers

Which rooms and surfaces will be cleaned, sealed or removed, and why.
How carpets, curtains, soft furnishings and air conditioning ducts will be handled.
The cleaning method and products, and how many passes are planned.
How contaminated waste will be bagged, transported and disposed of.
Protective equipment for workers and how neighbours and adjoining units will be protected.
How long the property will be unavailable and when clearance testing will occur.

Keep testing and decontamination independent. Use one company to test and validate, and a different company to clean. This removes any incentive to overstate contamination before the clean or understate it afterwards.

Clearance and certification

Final step

Once remediation is complete, the testing company returns to take validation samples from every treated area. This confirms the cleaning worked and that the property is safe to occupy.

If every result passes, a clearance certificate is issued. Keep it with your property records. It is valuable evidence for future sales, tenancies and insurance.
If any result fails, the decontamination member returns to treat that area again at no additional charge, and the tester resamples. It is relatively common for a property to need two or three rounds before it clears.

Once the property has been cleared, the process is complete.

At a glance

The testing and remediation process

A simplified view of how a property moves from suspicion to clearance.

Suspicion

History, symptoms, a tip off or a purchase or new tenancy.

Screen or test

Instant kit for an indication, or laboratory sampling for certainty.

Report

Room by room results compared with the guideline.

Remediate

Remediation Action Plan, decontamination and waste removal.

Clearance

Validation sampling and a clearance certificate.

Results below the guideline after Stage 3? No further action is needed. Keep your report.

Any room above the guideline at clearance? Return to Stage 4 for that area and retest.

Your situation

Specific advice for who you are

The process is the same for everyone, but your rights, responsibilities and first move are different depending on your relationship to the property.

Tenants and families

Raise your concern with your landlord or agent in writing and ask if the property has been tested.
Note any symptoms in your household and when they started, and see your GP if anyone is unwell.
If the owner will not test, contact your state residential tenancies authority or tenants' advocacy service.
Do not attempt deep cleaning yourself, as it can spread residue to your belongings.

Buyers

Ask your conveyancer or solicitor about making the contract subject to a satisfactory meth test.
Book an NAMC tester during the cooling off or due diligence period.
If results are high, get a RAP and quote before deciding. You may be able to renegotiate the price.
Ask the seller if a previous clearance certificate exists.

Landlords and investors

Test at the start and end of each tenancy so you have a baseline and evidence if something changes.
Check your landlord insurance policy for contamination cover and any testing requirements.
Do not relet a property with results above the guideline until it is remediated and cleared.
Keep every report and clearance certificate with your property records.

Agencies and housing providers

Real estate agencies, community housing organisations, public trustees and government housing teams can set up a testing policy across a portfolio.
Use NAMC members who can attend with your staff and liaise with tenants professionally.
Ask members for consistent report formats so results can be compared across properties.
Talk to NAMC about training for your property managers.

Choosing a provider

Seven questions to ask before you book

These questions quickly separate qualified professionals from operators who are not. An NAMC member should be able to answer every one without hesitation.

Are you a current NAMC member, and in which category?
Do you sample using the NIOSH 9111 method, and how many samples will you take?
Which NATA accredited laboratory analyses your samples?
Which guideline level will you report against, and why?
Will a separate, independent company carry out the clearance test?
Can I see your public liability and professional indemnity insurance?
What happens, and what does it cost, if the property fails clearance?

Find an accredited member

Questions

Common questions about the process

How long does the whole process take?

Laboratory testing usually takes one visit plus around 48 business hours for results. Remediation can take from two days for light contamination to several weeks where walls, carpets or cabinetry must be removed. Allow another visit and around 48 business hours for clearance results. Most properties are cleared within two to six weeks of the first test.

Who pays for testing and remediation in a rental?

In most cases the property owner is responsible for providing safe premises, so testing and remediation are generally the landlord's cost. Insurance may cover some or all of it depending on the policy. Rules vary between states and territories, so check with your residential tenancies authority or a legal adviser for your circumstances.

Do I need to move out during remediation?

Yes. Occupants, including pets, should stay out of the property while decontamination is under way and until clearance results confirm it is safe. Your decontamination member will tell you how long to plan for.

Can I clean the property myself?

Standard household cleaning does not reliably remove meth residue and can spread it to other surfaces, clothes and vehicles. Low level cleaning should only be done following a published procedure and must still be validated by independent testing. For anything above the guideline, use an NAMC decontamination member.

What if the property fails clearance?

It is relatively common for a property to need two or three rounds of treatment, especially where residue has soaked into porous surfaces. NAMC decontamination members return to re-treat failed areas at no additional charge, and the tester resamples until every result passes.

Need help now?

Find a member who works to the standard

Search our directory by service type, or call us and we will point you to the right member for your property and state.

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