Why Meth Testing Should Be a Non-Negotiable in Your Rental Risk Management Plan

Date: 25 Sep 2025

This month at Harcourts Reforma, we had the opportunity to sit down with the experts from Meth Solutions, who delivered an insightful presentation to our property management team. Reaffirmed something we’ve always believed: meth testing is one of the most important tools landlords have to protect their investments.

A Growing Risk in Our Rental Market
New Zealand has a well-documented and growing meth use problem. As property managers, we cannot afford to ignore the risk this poses to rental properties. The cost of addressing meth contamination can easily climb into the tens of thousands of dollars—and more often than not, it isn’t covered by insurance unless you can prove when the contamination occurred.

But the risk doesn’t stop at the cost of decontamination. Meth use within a rental can lead to higher rent arrears, significant property damage (such as holes in walls and excessive wear and tear), and even safety risks for neighbours, landlords, and property managers. In more serious cases, property managers are left dealing with aggressive or unstable behaviours that put everyone involved at risk.

That’s why proactive testing isn’t just best practice—it’s essential risk management.

When Should You Test?
According to Meth Solutions, there are eight key times every property owner or investor should seriously consider meth testing. These include:

1. Before You Buy – Avoid inheriting a costly contamination issue that becomes your full responsibility.
2. Before a Tenancy Starts – Establish a clear baseline to prove the property is fit to occupy.
3. On Suspicion During a Tenancy – If something doesn’t feel right, evidence is critical for taking action.
4. Periodically During a Tenancy – Ongoing testing reminds tenants the risk is being actively managed.
5. Before You Paint – Painting can hide meth residue and make it harder (and more expensive) to detect later.
6. Before Changing Insurers – Without knowing the property's meth status, you may expose yourself to risk exclusions.
7. At the End of a Tenancy – Draws a clear line of responsibility between tenancies.
8. Before You Sell – A clean test can support the property’s value and reassure buyers.

In addition to helping manage risk during and after a tenancy, meth testing can be a powerful deterrent to meth users right from the start. Tenants who are aware that a property is routinely tested are far less likely to apply if they have intentions to use or manufacture meth. It sets a clear boundary and expectation from day one—helping to reduce the likelihood of high-risk applicants entering your rental in the first place.

A Small Cost vs a Massive Liability
The cost of testing is just a few hundred dollars, while the cost of remediation can reach tens of thousands. Testing can avoid devastating financial consequences.

The cost of a standard meth test typically ranges between $200 and $350, depending on the size of the property and the level of testing required. In many cases, that single test can provide legal protection, insurance coverage, and peace of mind.

Now compare that to the cost of remediation if contamination is found later without a clear testing history:

• Decontamination can cost anywhere from $10,000 to $50,000 or more, depending on the severity and spread of contamination.
• Properties often need to be vacated immediately, resulting in weeks or even months of lost rent.
• Insurance providers may decline cover if you cannot prove when contamination occurred—leaving you to cover the entire cost.
• In serious cases, you may be forced to replace wall linings, insulation, carpets, curtains, appliances, and repaint the entire home—essentially gutting and rebuilding the interior.

When you compare a few hundred dollars to potentially tens of thousands in costs, downtime, and damage, the question becomes simple: Why risk it?

How We're Taking the Lead
At Harcourts Reforma, we proudly work with Meth Solutions for the majority of our managed properties. Our team was fortunate to recently receive a hands-on training session from their team, giving us up-to-date knowledge on detection, risk patterns, and how to act decisively when concerns arise.

As a result, we are more confident than ever in advising our landlords on the critical importance of meth testing—and in taking a proactive approach to protecting your assets.

Final Thought: Is It Worth Rolling the Dice?
Without a meth testing strategy, landlords are quite literally rolling the dice on one of the costliest and most disruptive risks in property management. Beyond contamination, there are financial losses, physical damage, reputational risks, and health and safety issues to consider.

Meth testing is an affordable, preventative measure that brings peace of mind to landlords, tenants, and neighbours alike.

If you haven’t already, talk to your property manager about implementing a meth testing plan—or reach out to our team. At Harcourts Reforma, we’re here to help you stay ahead of the risks and make confident, informed decisions for your property.