Australian Code of Practice
Australian Code of Practice
NATA Approved Lab
Methylamphetamine use in Western Australia is high. We have a wealth of statistics to support that. Our usage is much higher than the natural average, and Australia has one of the highest rates of meth use in the English speaking world. If you suspect that your tenant is using or manufacturing meth, it's not a bad thing to look into. If an individual manufactures or is smoking a large amount of meth within a private property, he or she is contaminating the property and causing extreme damage—damage that can cost anywhere between a few hundred dollars to over $200,000, with the possibility of having to strip out or demolish the home completely. New South Wales Police say that at least 10 homes a year are demolished from meth contamination. As more media coverage spreads, so do the concerns of landlords and property managers. Property managers should check their Professional Indemnity insurance policy before getting started because it often contains a “pollution” exclusion clause. If a lab is identified, property managers should be protected by their Professional Indemnity for any allegation of professional negligence. You can find out more under “Your Safety and Legal Protection”. Considering all this, let’s get down to the nitty-gritty. What to look for in a tenant who is using or manufacturing meth, how to work out if the property is contaminated, and what to do next?
When you pull up the driveway to do your scheduled rent inspection, you may feel uneasy, not knowing what to expect. That bubbling feeling is sitting in the pit of your stomach and slowly drawing its way up to your neck. Why? Because the tenants you’re about to come face to face with are secretive, aggressive, and paranoid and display behaviour that makes you uncomfortable. They may be using. Your gut feeling could be an indicator. Trust it!
Behaviour Signs Include:
If an individual is manufacturing meth, red flags would include:
To break things down even further, if you’re looking for key signs of a meth lab, you have to look carefully. A lab is not always full of chemistry equipment, just like you have seen on Breaking Bad that time you were binge-watching until 2 a.m. Statistically, for each property the police seize that has a clandestine meth lab, there are 10 more they won’t find. Australia-wide, the police uncover just 700 meth labs a year on average. So, why aren’t they finding more?
Shockingly, a few simple plastic soda or water bottles will do the trick! Yes, the water bottle you had a drink out of just today can be easily turned into a portable meth lab – something that can sit on the bench of a kitchen or in the bathroom cupboard. This method can also be used to cook meth anywhere from 30 minutes to 2 hours. Thus, if it can be set up, used, and thrown in the bin, all within a few houses, how is anyone ever going to notice?
Odours are something that usually cannot be hidden when the drug is being manufactured. When manufacturing, the scent is strong, but with proper ventilation, the home can be aired out easily and quickly. Usually, neighbours can smell these odours when the drug is being manufactured. Smells that you might notice are:
Noticing equipment that is used in a meth lab is tricky, mainly because a large proportion of the items used are everyday household items. These items may have stains, and they may be in locations that may not usually be used or may have had adjustments done to them that seem unusual. Equipment to look for include:
Adjustments to the house are probably the biggest red flag, mainly because the average person renting a property won’t make significant changes. Significant changes can sometimes be seen from outside the property, keeping you safe! While reading through this, it is essential to keep in mind that many of these significant changes to a property are not needed for the shake-and-bake method.
So, if there was a lab or if the last tenants had smoked in the house, they have packed up and left. The house is now empty and ready for a new tenant, so why bother testing? Landlords and property managers have a legal obligation to provide a safe rental property. Property managers also have a duty of care to the tenant, protecting their health and safety when living in the home. Any meth residue that has contaminated the property can cause significant health complications. This can present a liability risk by allowing a contaminated home to be occupied; the property manager may breach the Residential Tenancies Act in their state/territory or contravene building, environmental and health legislation, leaving landlords and agents exposed to legal action and claims for compensation. REMEMBER, if a tenant is part of that 10% - 15% of users who use socially, they could show no sign of use at all, keeping a perfectly tidy house and living the normal 9 to 5 working job. This 10% - 15% can still cause contamination in the home through smoking.
Copyright © 2019 Monique Stewart.
KEY SOURCES:
Australian Criminal Intelligence Commission (20 February 2019) Retrieved from https://www.acic.gov.au/media-centre/media-releases-and-statements/wastewater-analysis-shows-highest...
Dr. Jackie Wright Exposure and Risk Associated with Clandestine Amphetamine-Type Stimulant Drug Laboratories (July 2016) https://flex.flinders.edu.au/file/39066a68-f6da-400e-9150-6d2f7a5ab899/1/ThesisWright2016.pdf
The International Child and Youth Care Network (CYC-Net) (APRIL 2006) https://www.cyc-net.org/cyc-online/cycol-0406-lee.html
J. Fetherston and S. Lenton - WA DRUG TRENDS 2017 Findings from the
Illicit Drug Reporting System (IDRS) (2017) https://ndarc.med.unsw.edu.au/sites/default/files/ndarc/resources/WA%202017%20IDRS.PDF
Australian Drug Trends 2018 - KEY FINDINGS FROM THE NATIONAL ILLICIT DRUG REPORTING SYSTEM (IDRS) INTERVIEWS - https://ndarc.med.unsw.edu.au/sites/default/files/ndarc/resources/National%20IDRS%20Interview%20Repo...
Managing Meth Contamination - Stewarts Drug Testing Blog
This blog aims to inform the West Australian public on methamphetamine contamination and its effect. We intend on answering questions that property managers, landlords, first home buyers and homeowners need answering. Here we also look into current statistics on meth use, how meth is affecting our community and the way the problem is currently being managed. Blog writer by Monique Stewart (one of Stewarts Drug Testings meth testing technicians) will give you an insight into the world of meth contamination, and the effects of the drugs contamination on not only our community but our investments and health.
Family owned & operated
Staff with police clearance
24/7 phone service
Latest technology used