Needing some advise. I have been advised by Qld police of a small drug lab that was found at one of our rentals. After speaking with QPS they told me it was contained only to the garage and it is believed that they were manufacturing speed. The tenant remaining is vacating in two weeks, I will be keeping the bond of $1400 but that is not going to go very far. I have spoken to my solicitor who told me to speak to QPS and follow the advise by them in terms of the clean up. QPS could not advise me on how to remedy, only that i had a duty of care to anyone that enters the property. I have come to the conclusion that as a minimum I will have to acid wash the garage and repaint the garage and this should show that I have acted in good faithl and protect my duty of care. My question is do you think this is enough? Should I try get compensation from the vacating tenant on top of the $1400? The tenant has no money due to being a low life and all but her father is guarantor on the lease (he also rents as far as I am aware). Maybe i should put both on ticker with a $5000 bill or something. Have spoken to our insurance who said this is not covered also spoken to our insurance broker and apparently no insurance will cover this type of "damage". Now the agency is saying they are not going to lease it to protect themselves legally ( and we have multiple properties with them!!). Sorry about the essay, any advise is appreciated.
Drug lab in IP
- Thread starter Jandnat
- Start date
This may help with knowing what is required
http://www.ag.gov.au/Documents/2109 Remediation Guidelines_WEB.PDF
If you follow these guidelines or use a specialist company of forensic cleaners don't see why agents wouldn't re-let it for you again...
In regards to claiming from tenant you could pursue as I'm sure you are entitled to but if they have nothing you may well be wasting your time and money.
http://www.ag.gov.au/Documents/2109 Remediation Guidelines_WEB.PDF
If you follow these guidelines or use a specialist company of forensic cleaners don't see why agents wouldn't re-let it for you again...
In regards to claiming from tenant you could pursue as I'm sure you are entitled to but if they have nothing you may well be wasting your time and money.
Here are some links re this topic
http://www.theage.com.au/victoria/t...et-after-drug-labs-busted-20100731-110q7.html
https://www.deq.state.ok.us/lpdnew/MethLabs/meth.htm
http://methlabcleanup.com.au/about/
Seems that the main thing is to dispose of any material that could have absorbed the fumes - carpet, sofas etc
Then thoroughly wash all hard surface and repaint.
I would wash the garage floor with an alkaline based soap rather than acid wash as the acid will have a detrimental affect on the concrete.
Cheers
Ps with the lack of support from the PM I would reward them with a quick move of all properties to another PM.
http://www.theage.com.au/victoria/t...et-after-drug-labs-busted-20100731-110q7.html
https://www.deq.state.ok.us/lpdnew/MethLabs/meth.htm
http://methlabcleanup.com.au/about/
Seems that the main thing is to dispose of any material that could have absorbed the fumes - carpet, sofas etc
Then thoroughly wash all hard surface and repaint.
I would wash the garage floor with an alkaline based soap rather than acid wash as the acid will have a detrimental affect on the concrete.
Cheers
Ps with the lack of support from the PM I would reward them with a quick move of all properties to another PM.
Thanks for your replies. I will have a specialist company come in and test for contamination, was scared to go down that path as I can see this costing $$$$ but looks like we have no choice. As far as ive been told It was literally a small table in the garage with a little burner on it, so hoping the tests will come up clear. Will post a follow up with costs and recommendation for anyone else that ends up in the same situation.
I would lodge a claim with your landlord insurance policy for malicious damage by the tenants. No matter what you are told, you have the right to lodge a claim form which puts it on official record and has to be responded to. Argue later.
We had a similar situation years ago, our son's car was stolen, used for 3 weeks in drug runs, car recovered. As our son was an elite athlete subject to random drug tests at any time, we insisted on the car being completely stripped back to bare metal and rebuilt, to ensure there were not more drugs hidden inside. We had to go to the extent of hubby driving the car to the repairer as son could not take the risk.
Insurance paid.
In your case, it is essential that the whole house be cleared of any hidden drug traces.
Marg
We had a similar situation years ago, our son's car was stolen, used for 3 weeks in drug runs, car recovered. As our son was an elite athlete subject to random drug tests at any time, we insisted on the car being completely stripped back to bare metal and rebuilt, to ensure there were not more drugs hidden inside. We had to go to the extent of hubby driving the car to the repairer as son could not take the risk.
Insurance paid.
In your case, it is essential that the whole house be cleared of any hidden drug traces.
Marg
The resolution required depends on the municipal council your property is located in and what health and safety procedures are in place.
Some clean ups can cost up to $10 000.
After the police have given you the ok for access and have collected all the evidence, you will need to get a clinical hygienist to swab test surfaces for the level of contamination.
The remedy will be fully dependent on the results of the swab test and the level of acceptable traces of the chemicals.
Some surfaces can be cleaned using alkaline based solutions or will require replacement if the chemical has penetrated a porous surface.
Other areas can be sprayed and treated then sealed quite successfully by authorized and trained industrial cleaners.
In some instances, brick walls need to be replaced, carpets, plaster and wooden window sills.
The hygienist will provide you with a report outlining the level of clean up required and what needs to be done to restore the area to an acceptable standard.
Each swab costs around $150-$200 each. The areas will need to retested once the remedy has been applied as directed. The results can take up to 2 weeks to be returned.
Usually the ceiling, walls and floors are tested. The level of contamination depends on how long the drug lab had been in operation and the amount that was manufactured.
You will then have to provide a clearance certificate from the hygienist to submit to the council who will then permit and approve the property suitable for occupancy again.
I would two different service providers for the testing and cleanup- employ a clinical hygienist that has no affiliations to the clandestine cleaning company. Therefore there are no conflict of interests and you will not be charged unnecessary testing or clean up fees.
I know it sounds like a hugely unnecessary process however, the effects of clandestine labs are horrific if not treated or cleaned up to the standards required.
I know of one case where a lab was previously in a garage which was not even connected to the rental property. The tenants had been renting the property for 2 years. The landlord never inspected the garage as they used it for 'storage'. Anyway, tenants left and the landlord found the chemical stains and smells upon inspection. The private landlord just cleaned up himself and did not even notify the police as he didn't want to be at a loss if there was no rent coming in due to a possible legal investigation.
A family moved into this property and within 3 months, the children aged under 10 had respiratory illnesses all the time and the parents suffered from migraines and were always sick.
Upon pathology results and doctor diagnosis it was discovered that the chemicals used in the manufacturing process were present in the family's blood and the cause to the illnesses.
Until recently, landlord insurance policies did not cover the cleanup of clandestine labs due to most of the damage being not visible and under the product disclosure guides- 'cosmetic'.
The only two landlord policies that I am aware of that now cover clandestine labs are AON and EBM.
Good luck- let us know how you go.
Liz
Some clean ups can cost up to $10 000.
After the police have given you the ok for access and have collected all the evidence, you will need to get a clinical hygienist to swab test surfaces for the level of contamination.
The remedy will be fully dependent on the results of the swab test and the level of acceptable traces of the chemicals.
Some surfaces can be cleaned using alkaline based solutions or will require replacement if the chemical has penetrated a porous surface.
Other areas can be sprayed and treated then sealed quite successfully by authorized and trained industrial cleaners.
In some instances, brick walls need to be replaced, carpets, plaster and wooden window sills.
The hygienist will provide you with a report outlining the level of clean up required and what needs to be done to restore the area to an acceptable standard.
Each swab costs around $150-$200 each. The areas will need to retested once the remedy has been applied as directed. The results can take up to 2 weeks to be returned.
Usually the ceiling, walls and floors are tested. The level of contamination depends on how long the drug lab had been in operation and the amount that was manufactured.
You will then have to provide a clearance certificate from the hygienist to submit to the council who will then permit and approve the property suitable for occupancy again.
I would two different service providers for the testing and cleanup- employ a clinical hygienist that has no affiliations to the clandestine cleaning company. Therefore there are no conflict of interests and you will not be charged unnecessary testing or clean up fees.
I know it sounds like a hugely unnecessary process however, the effects of clandestine labs are horrific if not treated or cleaned up to the standards required.
I know of one case where a lab was previously in a garage which was not even connected to the rental property. The tenants had been renting the property for 2 years. The landlord never inspected the garage as they used it for 'storage'. Anyway, tenants left and the landlord found the chemical stains and smells upon inspection. The private landlord just cleaned up himself and did not even notify the police as he didn't want to be at a loss if there was no rent coming in due to a possible legal investigation.
A family moved into this property and within 3 months, the children aged under 10 had respiratory illnesses all the time and the parents suffered from migraines and were always sick.
Upon pathology results and doctor diagnosis it was discovered that the chemicals used in the manufacturing process were present in the family's blood and the cause to the illnesses.
Until recently, landlord insurance policies did not cover the cleanup of clandestine labs due to most of the damage being not visible and under the product disclosure guides- 'cosmetic'.
The only two landlord policies that I am aware of that now cover clandestine labs are AON and EBM.
Good luck- let us know how you go.
Liz
As has already been stated here it is certainly a major problem, and I can confirm that this situation is covered under the RentCover policies (EBM). In fact we have a claim in at the moment where the estimate is in the order of $32,000.
We actually spoke about this issue in our most recent newsletter (RentCover Report), a link to the article is here if you're interested http://www.rentcover.com.au/newsletters/1206-detecting-clandestine-drug-labs-in-rental-homes.php
We actually spoke about this issue in our most recent newsletter (RentCover Report), a link to the article is here if you're interested http://www.rentcover.com.au/newsletters/1206-detecting-clandestine-drug-labs-in-rental-homes.php
Wow! I had no idea that drug labs left such nasty things for the next tenant. I had heard they left places contaminated, and needed to be cleaned professionally, but didn't realise how the chemical can get into walls and bricks 
.
So now I'm wondering what happens if your drug lab tenants leave and you, as the owner, have no idea there was ever a lab set up? Or is it obvious?
Do these drug lab people ever decide to move on and clean up superficially so that it seems nothing untoward has been going on?
.So now I'm wondering what happens if your drug lab tenants leave and you, as the owner, have no idea there was ever a lab set up? Or is it obvious?
Do these drug lab people ever decide to move on and clean up superficially so that it seems nothing untoward has been going on?
I have had 2 over the past 10 years,and i never knew what was happening
till the day after they left and was fixing the house up,one room was rewired to all 15 amp outlets,and a plumbing outlets drains,and a big hole in the floor not sure what that was for,and as in took a week or so to fix that house,the real problem comes when people turn up and look for the previous tenants,looking for money or if you are real unlucky they owe cash to the 1%mc,clubs,then you are best to ring the police have your mobile phone set-up with the police and once you ring they will be there within minutes,and i know that from experience..
There has been a suggestion about getting council involved my personal feeling on this would be no way.
A quote from the meth cleanup site
Currently there is no legislation in Australia regarding compulsory remediation of these properties. Clandestine drug lab remediation should be the responsibility of the environmental health department of the local council of which the lab is found in.
If you go and get authorities involved then they will set unnecessarily high standards that you then have to meet. They can set these standards because these standards are at no. So if you get authorities involved voluntarily then expect to spend many unnecessary dollars meeting their academic check list.
Just my feeling on authorities, great when they can spend your money but when they are responsible see how long it takes.
From reading the literature the main decontamination aspects seem to be a very thorough wash and then time to air the area.
Based on this I would turn off the power to the garage and remove any work bench or the like and junk that. Then I would pressure wash the whole garage and leave it to air out and dry. I would then line the ceiling with gyprock or vila board and seal all walls and ceiling with an oil based sealer followed by a neutral colored finish. Just for the hell of it I would also replace the access door but not the garage door (on the basis it is metal) Then I would seal all wood work again with he oil based sealer and carry on with top coats.
Cheers
A quote from the meth cleanup site
Currently there is no legislation in Australia regarding compulsory remediation of these properties. Clandestine drug lab remediation should be the responsibility of the environmental health department of the local council of which the lab is found in.
If you go and get authorities involved then they will set unnecessarily high standards that you then have to meet. They can set these standards because these standards are at no. So if you get authorities involved voluntarily then expect to spend many unnecessary dollars meeting their academic check list.
Just my feeling on authorities, great when they can spend your money but when they are responsible see how long it takes.
From reading the literature the main decontamination aspects seem to be a very thorough wash and then time to air the area.
Based on this I would turn off the power to the garage and remove any work bench or the like and junk that. Then I would pressure wash the whole garage and leave it to air out and dry. I would then line the ceiling with gyprock or vila board and seal all walls and ceiling with an oil based sealer followed by a neutral colored finish. Just for the hell of it I would also replace the access door but not the garage door (on the basis it is metal) Then I would seal all wood work again with he oil based sealer and carry on with top coats.
Cheers
I agree with handyandy, it seems it was a small setup so I would be getting the swabs done and taking it from there. I dont see it mentioned that anyone has told you the place is "unrentable" or declared it so? Being a garage my bet is a lot of hard surfaces so certainly a lot less cleanup than some of the extreme cases mentioned here. I would be:
1. Getting swabs done to make sure a#rse is covered.
2. Comply with cleanup requirements (it is a garage after all so I am betting cleaning of hard surfaces).
3. While doing above move all properties to another agent if at all possible.
4. Keep documentation of "all clear" swabs FOREVER.
5. I would NOT call the council or any such authority (but refer to 4.)
My thoughts only but unfortunately this type of thing is becoming more common with the "lab in a box" that seems to be the go these days.
1. Getting swabs done to make sure a#rse is covered.
2. Comply with cleanup requirements (it is a garage after all so I am betting cleaning of hard surfaces).
3. While doing above move all properties to another agent if at all possible.
4. Keep documentation of "all clear" swabs FOREVER.
5. I would NOT call the council or any such authority (but refer to 4.)
My thoughts only but unfortunately this type of thing is becoming more common with the "lab in a box" that seems to be the go these days.
I have spoken to a meth lab clean up service. They have advised me that the initial testing of 6 swabs will be $330 and these very rarely come back clear. Next step is forensic testing $2500 - $3500, this will indentify levels and determine the method of clean up required (estimated to start at $5000). After the clean up is carried out further forensic testing is required which is around $2000. So we are looking at a minimum of $10000 according to this company!!!
Like Handyandy said I am relucatant to get any further authorities involved as I havent received anything from council. I cant find anywhere that says the clandestine drug laboratory remediation guidelines are required to be followed under legislation?
Like Handyandy said I am relucatant to get any further authorities involved as I havent received anything from council. I cant find anywhere that says the clandestine drug laboratory remediation guidelines are required to be followed under legislation?
Is the garage under the same roof as the house? If not is would be almost cheaper to pull down the garage and put up a carport...
It would be a good business to get into (I mean cleaning up after methlabs, not cooking drugs).
A house down the road from me was raided as a suspected meth lab.
The place was taped off and then everything was stripped out of it - floor coverings, curtains and the kitchen.
Next there was truck outside for a couple of days while the entire interior was washed down. Goodness knows what other damage that caused.
And then it would have had to be painted and put back together.
The whole episode took a couple of months.
Apparently the blokes who ran the lab were friends of the owner's daughter.
A house down the road from me was raided as a suspected meth lab.
The place was taped off and then everything was stripped out of it - floor coverings, curtains and the kitchen.
Next there was truck outside for a couple of days while the entire interior was washed down. Goodness knows what other damage that caused.
And then it would have had to be painted and put back together.
The whole episode took a couple of months.
Apparently the blokes who ran the lab were friends of the owner's daughter.
http://www.epa.gov/oem/meth_lab_guidelines.pdf
I know its the US, but hey, they sure do know about their meth labs.
I know its the US, but hey, they sure do know about their meth labs.
The police usually call the local council to advise them of the lab and they will then instruct on how they require the lab to be cleaned up.
The price you have been quoted appears very high. The swab testing from my experience included the test results.
Personally, if you don't do the 'right thing', it could come back to bite you.
I could imagine a dishonest tenant or even neighbour catching wind of the situation two years down the track and using it to their advantage and even suing you for damages that you can't prove you rectified. After time, the contamination decreases with environmental exposure so you wouldn't be able to prove the inital level of risk comparitive to that of in a few years time.
If there was only a small set up in a short amount of time, then your cleanup costs should not be high at all. being a garage you shopuld be able to get the cleaners in with the pressure washers to wash down the affected surfaces with the appropriate solutions.
I think there is a level of responsibility and duty of care that needs to be excerised.
By all means, it's your choice but I wouldn't want to be responsible for a young child picking up any illnesses from residue in the property. You don't know what could happen- they could be playing in the garage and pick up chemical residue then put their hands in their mouth.....??
Just something to think about.