Identifying and remediating methamphetamine contamination in New Zealand rental properties

Identifying and remediating methamphetamine contamination in New Zealand Rental Properties

Identifying and remediating methamphetamine contamination in

New Zealand rental properties

Prepared by

Grant Forsyth

Health & Safety/Environmental Manager

17th August 2015

Identifying and remediating methamphetamine contamination in New Zealand Rental Properties Page 2

1 Table of Contents 2 Executive Summary .................................................................................................................... 3

3 Introduction ............................................................................................................................... 4

4 Background Information ............................................................................................................ 5

4.1 Forms of Methamphetamine ............................................................................................. 5

4.2 Health hazards .................................................................................................................... 5

4.3 Methamphetamine contamination .................................................................................... 5

4.4 Signs that there is a user occupying the property ............................................................. 6

5 Methamphetamine Labs ............................................................................................................ 6

5.1 How does a Methamphetamine Lab affect the property? ................................................ 7

5.2 Signs for identifying a Methamphetamine Lab .................................................................. 7

5.3 What to do when you suspect a Methamphetamine Lab .................................................. 7

6 Testing and Analysis ................................................................................................................... 7

7 The Remediation Process ........................................................................................................... 8

7.1 What is involved in the remediation process? ................................................................... 8

7.2 How long does the remediation process take and what is the cost? ................................ 9

8 Liability ....................................................................................................................................... 9

9 Conclusion ................................................................................................................................ 10

10 Recommendations ............................................................................................................... 10

11 Appendices ........................................................................................................................... 11

12 References ............................................................................................................................ 15


2 Executive Summary

The use of methamphetamine has been a growing problem in New Zealand over the last

decade and does not look like it is going to get better any time in the near future. By

better educating landlords, property managers, rental agencies and contractors they will

be more cognizant of how to identify, report and undertake remediation of at risk

properties of methamphetamine contamination.


3 Introduction

This report has been written to describe the problems related to methamphetamine

contamination in rental properties and to recommend steps to reduce the risk to the

home owner. The outcome of this report will give the people affected a clear

understanding of the signs that the property may be contaminated and the process to

take to test, report and remediate the property.

It is intended for the rental property market to highlight the ever growing use of

methamphetamine in rental properties in New Zealand. This will include measures to

identify potential methamphetamine use in a property along with a testing process to

identify the level of contamination.

The audience of this report are people who own or manage rental properties through

agencies, have been affected or are concerned about methamphetamine contamination

of the property from tenants and more than likely have heard or read about the problem

in the media. This will also extend to contractors who at some time may come across a

property that they are working in where methamphetamine contamination is present.


4 Background Information

As described by the New Zealand Ministry of Health (2010):

Methamphetamine is a member of a ‘group of synthetic drug’ (ie, drugs that are not

derived from plants) called amphetamines. It is typically manufactured from over-the-

counter pharmaceuticals (predominantly cough and cold medications) containing

ephedrine and pseudoephedrine, in addition to chemicals and reagents available in

hardware stores. (“Guidelines for the Remediation of Clandestine Methamphetamine

Laboratory Sites”, 2010, p9).

4.1 Forms of Methamphetamine

Methamphetamine comes mainly in two forms; a white powder which is an odourless,

bitter tasting powder that is alcohol and water-soluble, or the most commonly available

type of the drug is a clear crystal form high in purity and is generally known as ‘meth’, ‘P’

or ‘pure’. These forms of the drug are commonly sold in point bags which hold anywhere

from 1/10th to 1/30th of a gram and usually cost $100 for one bag.

4.2 Health hazards

Information provided by the Ministry of Health show effects can vary depending on the

type and amount of methamphetamine used, how it is taken and individual factors like

health, size, gender and tolerance to the drug. Long term use of methamphetamine can

greatly increase the risk of significant physical and mental health problems. These can

include: extreme weight loss, difficulty sleeping, a violent or aggressive personality, brain

damage, poor skin condition and open sores, damage to kidneys, gum and teeth

problems.

4.3 Methamphetamine contamination

Depending of the type of methamphetamine contamination and exposure in a property

this would produce varying levels of effects to a person. Most commonly there would be

a reaction when entering the property like sore or stinging eyes, sore throat and a

headache, similar to flu like symptoms. Long term exposure to these chemicals can cause

long lasting health issues especially to young children and the elderly. (“Guidelines for the

Remediation of Clandestine Methamphetamine Laboratory Sites”, 2010, p75).


4.4 Signs that there is a user occupying the property

When smoking methamphetamine there is no significant odour given off therefore

looking for visual evidence is required. Common signs that there could be a possible user

in the property when visiting or carrying out inspections are feeling the effects of the

methamphetamine use in the property i.e. sore or stinging eyes, sore throat and a

headache, or finding small zip lock bags (figure 1) or a glass pipe (figure 2) lying around,

along with seeing a physical change for the worse in the person. (figure 3).

(Images sourced from NZ Police)

Figure 1: Drug bags (point bags) Figure 2: Methamphetamine

smoking pipe.

Figure 3: Physical change of a user of only 2.5 years

5 Methamphetamine Labs

Methamphetamine laboratories that are used for the manufacturing of the drug can be

found virtually anywhere, in private dwellings, campervans, commercial buildings, boats

etc. They are usually mobile and can be accommodated in one room of a house or even

large-scale highly sophisticated operations that are technically and chemically complex.

There are high risks involved in the manufacturing process due to the toxic and extremely

flammable chemicals used. It is estimated that producing one kilogram of


methamphetamine creates five to seven kilograms of toxic by-product. . (“Guidelines for

the Remediation of Clandestine Methamphetamine Laboratory Sites”, 2010 p12, 72).

5.1 How does a Methamphetamine Lab affect the property?

The process or methamphetamine manufacturing is dangerous and is often carried out by

inexperienced ‘cooks’. Some of the chemical processes involved in producing

methamphetamine can produce deadly fumes. These fumes leave a toxic residue in

which the contaminates then soak into walls, ceilings, carpets, curtains, furniture, and

even the soil; these toxins will also have significant health effects on anyone else who is

exposed for the short term and the long term. Due to the chemicals used and their

volatile nature it is very easy for methamphetamine labs to cause significant explosions.

5.2 Signs for identifying a Methamphetamine Lab

There will often be strange chemical smells, fumes and vapour escaping from windows or

ventilators, CCTV cameras, motion sensors and abnormally high security, discarded

drums, containers, large amount of cold tablet pill packaging or stained coffee filters.

There could also be discarded water purifiers around the property along with bottles or

jars with rubber tubing attached, which also indicate that the premises may be being used

as a methamphetamine lab. (see photo in appendices 5). (Neighbourhood Support Fact

Sheet, “Methamphetamine Clandestine Laboratory Awareness”, n.d.).

5.3 What to do when you suspect a Methamphetamine Lab

If there is a property suspected of currently or previously been used as a clandestine

methamphetamine lab, the appropriate measure is to get away from the area

immediately and contact the police and the local council's environmental health officer.

6 Testing and Analysis

The only certain way to ensure whether the property is contaminated with

methamphetamine is to have it tested. DIY methamphetamine test kits can be easily

purchased online and used by a landlord, property manager or a contractor which will be

useful as a screening tool for evaluating a property for a positive or negative result. Once

http://www.police.govt.nz/stations


there has been a positive test result further comprehensive testing would be required to

find the level of contamination throughout the property.

There are a number of large testing organizations in New Zealand that carry out

comprehensive testing on properties and can be found online by searching

“methamphetamine testing NZ”. During this full testing there will be swabs taken from

different surfaces in every room throughout the property, these swabs are then sent to a

lab by the testing company for analysis and the results are produced and returned to the

property owner or their representative. Depending on the level of contamination there

would then be recommendations put in place by the testing company to determine the

amount of remediation required. In order for a health department to accept test results,

the comprehensive test must be performed by a Certified Testing Specialist. (Full test

result sample is attached in appendices 1)

(“Guidelines for the Remediation of Clandestine Methamphetamine Laboratory Sites”,

2010 p33).

7 The Remediation Process

It is important that any remediation work on the property is undertaken by an approved

decontamination contractor or company that has undergone independent training and

certification in both decontamination processes and health and safety. Companies that

undertake remediation of properties can be searched online under “methamphetamine

decontamination Companies NZ”. It is highly recommended that a review of these

companies and recommendations is conducted by the intended audience of this report.

7.1 What is involved in the remediation process?

This depends on the level of contamination of the property. Under the Ministry of Health

Guidelines for the Remediation of Clandestine Methamphetamine Laboratory Sites 2010

there is level of contamination that warrants the property to be fully stripped of

materials, which in most cases is back to bear framing. If the reading falls below the level

required to strip out all of the materials, then a wash down process is undertaken along

with removing carpets, light and switch fittings and range hood filters.


7.2 How long does the remediation process take and what is the cost?

Depending on the remediation process, this could range from 2-3 weeks up to 3 months

or longer. After the remediation is completed the property is then re-tested and either

given the all clear or further cleaning is required until the levels are below what is

deemed safe by the Ministry of Health. The cost of the testing process through to

cleaning or a full strip out of materials could range from $5000 through to more than

$100,000 if dealing with a Methamphetamine Lab. (“Guidelines for the Remediation of

Clandestine Methamphetamine Laboratory Sites”, 2010 p73).

8 Liability

The primary responsibility for correcting chemical hazards on their property lies with the

owners, and their property agents and managers. Tenants have a responsibility for

reporting to the landlord on the development of any potential chemical hazard. To

recover any costs associated with the remediation process this would need to go through

the Tenancy Tribunal and the Courts. Depending on the level of cover applying to a

tenanted dwelling or unit, the majority of insurers cover the costs of removing chemical

residue, as they currently view the damage as being accidental rather than malicious.

Checking with your insurance provider would be recommended to ensure your policy

does cover any remediation costs.


2010 p60, 65).


9 Conclusion

The issue of methamphetamine use in New Zealand is a challenging and complicated one

to deal with; the Police and Customs have been working extremely hard to reduce this

epidemic. Unfortunately there is always going to be a risk for the property owner, rental

agencies or contractors working on rental properties. By understanding the signs and

process this risk can be reduced dramatically for those who could potentially be affected.

10 Recommendations

Although the problem of methamphetamine can never really be eliminated completely,

the risk can be reduced significantly by regular visual inspections and testing of a rental

property. This should be done at the end of a tenancy and during a tenancy at

inspections; this will then highlight any presence of the drug, if the testing shows a

positive then further comprehensive testing should be carried out by a Certified Testing

Specialist and the appropriate measures taken to start the process to evict the tenants

and remediation of the property. If you are a landlord that does not inspect your own

property then it would be prudent to make it part of your agreement with the property

manager to include regular testing during the tenancy. These can be undertaken by any

individual by following the simple instructions in the DIY kit, on average the cost would

work out to around $15 for a test screen to show a positive or negative result and these

test kits can be purchased online. As part of your tenancy agreement you should consider

writing into the agreement that regular methamphetamine testing will be undertaken

and if there are positive results legal action will be taken against the tenants, this should

hopefully deter any possible methamphetamine users from applying for a tenancy.


11 Appendices

1) Sample of test results from a contaminated property.

Methamphetamine Amphetamines

Ephedrine Ketamine

Methamphetamine Including Precursors Modified NIOSH 9111

(µg/100 cm2)

Surface (pH)

Amphetamine Ephedrine Pseudoephedrine Methamphetamine

Kitchen

< 0.02

< 0.02

< 0.02

0.38

Back Door - 5

Bench -‘ve 7

Floor -‘ve -

Cupboards -‘ve 6

Walls -‘ve - - - - -

Dining

0.02

< 0.02

< 0.02

0.83

Floor - -

Front Door - -

Lounge

< 0.02

< 0.02

< 0.02

0.12

Floor - -

Hearth - -

Walls - -

Hallway

0.02

< 0.02

< 0.02

1.1

Walls (kitchen end) - -

Wall (bedroom end) - -

Bedroom One

0.06

< 0.02

< 0.02

2.0

Floor - -

Walls - 6

Bedroom Two

< 0.02

< 0.02

< 0.02

0.15

Floor - -

Walls - 7

Bedroom Three

< 0.02

< 0.02

< 0.02

0.04

Floor - -

Walls - 7

Bathroom

0.03

< 0.02

< 0.02

0.15

Floor -‘ve -

Walls +’ve 7

Bath -‘ve -

Vanity +’ve 7

Toilet

0.04

< 0.02

< 0.02

0.69

Walls - -

Cistern - -

MISTRAL SCREEN DETECTION LIMITS NIOSH 9111 - DETECTION LIMITS:

Methamphetamine 1.0 µg Amphetamine 0.02 µg Amphetamine 1.0 µg Ephedrine 0.02 µg

Methamphetamine 0.02 µg

Pseudoephedrine 0.02 µg

Ministry of Health Guidelines – Above .50 levels is unsafe and needs remediation work. As

highlighted in red.


2) Availability of Methamphetamine in New Zealand

(“Tackling Methamphetamine: Indicators and Progress Report October”, 2013, p9).

3) Number of Clan Labs Dismantled in New Zealand

Note: The number of clan lab assessments conducted prior to 2006 was not documented.

(“Tackling Methamphetamine: Indicators and Progress Report October”, 2013, p11).

30 31 43 42

77 76

123

41

170

202 181

204

241 221

176 177

207 185

217

0.00

50.00

100.00

150.00

200.00

250.00

300.00

2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012

Number of Clan Labs Dismantled 2001-2012 Clan Lab Assessments Clan Labs Dismantled


4) An example of a council’s procedure for dealing with a clan methamphetamine lab (Hutt City Council)


2010, p45).

5) An example of a methamphetamine clan lab in a rental property

Information received of premises

used as P lab or storage of chemical

used for illegal drugs production

Liaise with local Police on incident

Await official notification Police

National Clan Lab Investigation Unit

– Grade A–D classification

Evaluate risk for council response

Site check

No entry

Scene of crime

investigation (ESR)

Compile information

on property

Low risk High risk

Serve section 41

Notice (Health Act 1956) or

section 129 warrant (Building

Act 2004) – require testing by

reputable analyst

Secure site

Possible use of

security contractor

Results evaluated Imminent risk Consider action

section 124 Building

Act 2004

insanitary/dangerous

building

eg, property damage

Consider action

Hazardous substances

Emergency declaration

Property chattels

No contamination

Seek order from

Courts

LIM file

Final testing

Clearance

Copy to LIM file

Property occupied

Location

Pollution

Contamination

confirmed

(cleansing order)


(“New Zealand Police Association, publications vol46, No.2, March 2013”).


12 References

Guidelines for the Remediation of Clandestine Methamphetamine Laboratory Sites. (2010). Retrieved from https://www.health.govt.nz/system/files/documents/publications/guidelines-remediation-clandestine-meth-lab-sites.pdf Neighbourhood Support Fact Sheet, Methamphetamine Clandestine Laboratory Awareness. Retrieved from http://www.ns.org.nz/36.html New Zealand Drug Foundation. Retrieved from https://www.drugfoundation.org.nz/methamphetamine New Zealand Police, methamphetamine and the law. Retrieved from http://www.police.govt.nz/advice/drugs-and-alcohol/methamphetamine-and-law New Zealand Police Association, publications vol46, No.2, March 2013. Retrieved from http://www.policeassn.org.nz/newsroom/publications/featured-articles/meth-kids Tackling Methamphetamine: Indicators and Progress Report October. (2013). Retrieved from http://www.dpmc.govt.nz/sites/all/files/publications/indicators_and_progress_report_october_2013.pdf

https://www.health.govt.nz/system/files/documents/publications/guidelines-remediation-clandestine-meth-lab-sites.pdf

https://www.health.govt.nz/system/files/documents/publications/guidelines-remediation-clandestine-meth-lab-sites.pdf

http://www.ns.org.nz/36.html

https://www.drugfoundation.org.nz/methamphetamine

http://www.police.govt.nz/advice/drugs-and-alcohol/methamphetamine-and-law

http://www.policeassn.org.nz/newsroom/publications/featured-articles/meth-kids

http://www.dpmc.govt.nz/sites/all/files/publications/indicators_and_progress_report_october_2013.pdf

http://www.dpmc.govt.nz/sites/all/files/publications/indicators_and_progress_report_october_2013.pdf

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Identifying and remediating methamphetamine contamination in New Zealand rental properties

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