Methamphetamine is a powerful, highly addictive stimulant that affects the central nervous system. Also known as meth, blue, ice, and crystal, among many other terms. It takes the form of a white, odorless, bitter-tasting crystalline powder that easily dissolves in water or alcohol. (Source: DrugAbuse.com)

If meth is detected, your home might have to be remediated, gutted, rebuilt, or demolished. When meth is detected in a home or property, in most cases, you are responsible for all costs.

Important note: It is highly likely that Insurance will NOT cover these costs.
(Disclaimer: confirm your coverage with your insurance agent or provider for accurate details on coverage)

Meth contamination in properties is a larger and more prevalent problem than most people realize. Whether manufactured or consumed, meth is impacting houses, apartments, commercial spaces, vehicles, RVs, schools, dorm rooms, and even new construction.

Some statistics from a local Colorado environmental testing company:

2019-2020 has seen new construction meth toxin test results along the Front Range of Colorado decrease to 10%. That’s a good thing!

Of the 192 homes tested between 2013 and 2018, 28 homes, or 14.6% of the total, appeared to have some meth contaminated based on screening/pre-check.

Some of the ways meth can contaminate your home:

• Consumption through smoking, recreationally or through addictive behaviors
• Addicted user, who smokes meth
• Contamination through manufacturing (less common but a simple process – not like the ‘Breaking Bad’ versions you may have seen on TV)

Example meth users can be:

• Any service providers hired to come to your home
• Friends, acquaintances, or family members
• Tenants and their guests

Here are some possible (and common) scenarios:

• A contractor, worker, guest, or family member may have smoked meth in your home or property without your knowledge
• You might buy a brand-new home and it tests positive for meth contamination (when you go to sell it)
• Whether it is a home, hotel, rented car or temporary residence – a previous occupant or user might have smoked meth

When meth toxins are present in the structure, carpeting, or walls of a home – they never go away or fade. If you live in a contaminated home or property, you are exposed to the meth toxins every day and the toxins get absorbed into the body.

Symptoms of meth exposure can be:

• Neurological problems
• Issues with motor coordination
• Disorientation
• Breathing difficulty
• Kidney/liver damage
• High levels of contamination can affect internal organs

The diagnosis of meth toxins can be hard to detect because there are so many different types of symptoms. Anyone with a compromised immune system can suffer greater impact (youth, expectant mothers, at-risk senior citizens). Those already suffering from high-risk medical categories can suffer even greater impacts.

If an expectant mother moves into a home contaminated by meth, that contamination can affect the unborn child.

Small children and at-risk seniors (or other at-risk individuals) are more susceptible to contamination caused by the meth toxins.

There are a variety of tests you can perform ranging from in-home swipe test kits you can purchase online to sophisticated tests performed by certified environmental specialists.  The online test kits can be more affordable and convenient. These tests may not be as accurate or provide you with the necessary information to determine your next steps. Contacting a certified professional in your area that is familiar with your state’s laws and regulations is a good way to get started to define what type and level of contamination you may be dealing with.

Testing for meth has not been a common practice in the real estate industry. With growing awareness & education of the popularity & understanding of the dangerous impacts of meth contamination, buyers are becoming more educated electing to test homes as part of the inspection phase in the purchasing process.

It does not matter whether meth is being cooked or smoked – the standard for reporting meth detection is 0.5mg (ug/100cm2) and above in Colorado. Meth can still be detected at low levels of 0.001-0.49mg (though it does not have to be reported). If someone was cooking meth on a property, the levels detected can go as high as 1.0-1.7mg and above. To review your state and/or county levels and possible disclosure requirements, click here.

(Meth Toxins Awareness Alliance does not guarantee accuracy or updates of this information and encourages individuals to confirm requirements with their county and/or state Health Departments or other regulating agency for their area.)

The cost of meth testing varies based on the different types. They range from a single swipe tests disclosing positive or negative results, to tests performed by state certified Industrial Hygienists acquiring samples sent to certified labs measuring meth contamination levels determining if they exceed county/state standards for the area acquired. You can expect to perform multiple tests starting with detection, through the remediation process, and perhaps ongoing testing for properties such as rentals. The online swipe test kits can range in price. Home Inspectors offer testing while other industry professionals can sometimes do a test for a real estate transaction, to ultimately a full preliminary test with samples from all rooms, and multiple samples acquired then from each room. The range of testing costs are based on the size of the property and various types of testing. Test costs can also vary by location. Check with your local or state health department for requirements and list of certified companies in your area.

If a house or property is contaminated, it needs to be accessed by a professional testing company to figure out which areas of the home are contaminated, and which are not. After testing, the house needs to be cleaned or “remediated”. The entire process can get much more involved than just the simple testing.

Meth remediation is the process of reversing the effects of meth contamination in homes and properties. Remediation involves a general range from basic cleaning for low contamination, gutting for high contamination, demolition and complete loss of property.

You will have to hire a professional company which specializes in hazardous waste removal and cleanup (and is certified in the relevant state). 

Depending on the type of contamination, elements of the cleaning/remediation process include and are not limited to:

• Removing bulk debris, chemicals, containers
• Analyzing surfaces and construction materials for contamination
• Accessing all areas of the home and property affected by chemical spills, containers, & explosions
• Accessing walls, carpets, floors, porous materials, ceilings, furniture, plumbing, heating, A/C, various home surfaces, pipes, bathroom surfaces, drains, etc.
• Professional airing out/vacuuming of entire property
• Removal of contaminated materials
• Deep washing, disinfecting, and septic pumping
• Accessing of ground water contamination
• Re-accessing overall site, plumbing, and drainage, ventilation, plumbing
• Re-testing after full cleaning, remediation, or demolition
• Address any exterior contamination (waste in property or environment) Remediation can be a long, emotionally draining, and expensive

This varies based on state requirements. Please visit your state/county Health Department for requirements.

It is important to work with certified specialists who know the regulations and compliance in your area and for your type of property. Many locations require you use certified professionals who must renew their license regularly to keep up on the latest information and processes. The clean-up and compliance can be complex so asking questions, doing your homework, getting referrals, and working with reputable professionals is an important first step.

It is difficult to say how much it will cost to clean up a meth contaminated property. Hard surfaces, like tile and HVAC systems can be cleaned. Soft surfaces like drywall, carpet, insulation, and log cabins can be very difficult to impossible to fully remove.

The level of contamination at a property also impacts the clean-up costs. Was this a new property and meth was smoked in a bathroom and can mostly be cleaned? Or is the property contaminated to the level it must be stripped to the studs and remodeled? Has a renter been cooking meth in your rental and the entire building a total loss? The clean-up required to remediate the contamination so a building is again habitable can be expensive and require a lot of work. The clean-up in all cases should be done by certified professionals that are meeting local and state compliance requirements. Click here for local information.

Unfortunately, in most cases no. Since meth use is illegal, criminal activity will void the policy. In some instances with residential properties (1-4 unit) meth contamination may be covered under vandalism. Commercial properties may be covered, or there may be endorsement(s) you can include, adding retroactive coverage. Review your policy and coverages with your insurance agent or carrier. Ask very detailed questions to determine if you can.

This depends on a variety of factors including the levels of meth detected, whether the meth was smoked or cooked, the condition and materials of the home or property, the type of remediation, and so on. For example, if there is cooking activity going on in the home and the house has not been freshly painted, usually the consulting/cleaning company can apply the cleaning material and triple wash it. After deep washing, the tester will come back in and test each room that has been impacted for levels. One area that is typically neglected by sellers and management companies is cleaning out the HVAC units. If the home has been freshly painted, you can attempt to clean it, but many time, this is not successful.

Note: The best way to assess the severity of the situation and the potential to recover your investment is to contact certified testing and remediation companies in your area.