Protecting your property: a landlord’s guide to meth contamination
Methamphetamine contamination is a silent but serious risk for New Zealand landlords. For years, the issue has been clouded by confusion, conflicting standards, and fear, often leading to stressful disputes and significant financial losses. However, new government regulations announced in October 2025 are set to provide much-needed clarity.
As your local property experts in Blockhouse Bay, we believe in making the complex simple. This guide explains the new rules, your essential obligations as a landlord, and a clear path to protecting your investment.
The end of uncertainty: new government regulations explained
After years of debate between the scientific advice of the 2018 Gluckman Report and the stricter NZS 8510:2017 industry standard, the government has established clear, legally binding rules that will come into force by mid-2026.[1, 2] These regulations are based on expert scientific advice and are designed to be safe, cost-effective, and proportionate.[3]
The new framework introduces two critical thresholds every landlord must know:
- 15µg/100cm² — The Contamination Threshold: A rental property is officially deemed contaminated if methamphetamine residue exceeds 15 micrograms per 100cm². If a property tests above this level, it must be decontaminated until the residue is at or below 15µg/100cm².[3, 4] This aligns with the scientific advice that cleaning below this level is unlikely to provide additional health benefits.
- 30µg/100cm² — The Tenancy Termination Threshold: If residue levels are found to be above 30 micrograms per 100cm², the property is considered uninhabitable. In this situation, both the landlord and the tenant have the option to end the tenancy quickly. Tenants can give 2 days’ notice, and landlords can give 7 days’ notice.[4, 5]
Your obligations for testing and decontamination
The new regulations clarify your responsibilities when it comes to testing. While routine testing between every tenancy is not legally mandatory, it is a crucial best practice for protecting your investment and your insurance cover.[4]
- Screening Tests: An initial screening assessment can be done by anyone, including a landlord, using approved testing kits.[4, 5]
- Detailed Testing: You are required to arrange for professional, detailed testing if a screening test shows levels above 15µg/100cm², or if the Police inform you that meth may have been manufactured at the property.[4] This detailed testing must be done by a qualified professional who is independent of any cleaning or decontamination company.[5]
- Decontamination: If a property is confirmed as contaminated (above 15µg/100cm²), you must arrange for it to be decontaminated as soon as practicable.
The critical importance of insurance and baseline testing
Most modern landlord insurance policies offer cover for meth contamination, but this almost always comes with strict conditions. A key requirement for many insurers is that you must be able to prove the property was not contaminated before the tenancy began.
The only effective way to do this is with a professional baseline test conducted before your tenants move in. Without a clear pre-tenancy test, your insurer may decline a claim, leaving you to cover the potentially significant costs of decontamination yourself.
Important Note: While the Tenancy Tribunal will follow the new 15µg/100cm² standard, some insurance policies may still refer to the stricter 1.5µg/100cm² level from the old NZS 8510:2017 standard.[5, 6] It is vital to check your specific policy wording to understand your obligations and coverage limits.
Frequently asked questions for landlords
- Q: Do I have to test my property between every tenancy?
A: It is not legally required, but it is a strong recommendation and often a condition of your insurance policy. A baseline test before a new tenant moves in is the best way to protect yourself. - Q: What happens if a tenant’s belongings are left in a contaminated property?
A: The new regulations provide clear rules for handling abandoned goods, which must be treated as contaminated. Landlords can factor in the costs of testing and decontamination when determining if the goods are valuable enough to be stored or if they can be disposed of.[4, 5] - Q: Can I still claim for damages if the level is below 15µg/100cm²?
A: Yes. Even if the contamination level does not require mandatory decontamination, you may still be able to pursue exemplary damages at the Tenancy Tribunal for unlawful use of the premises by the tenant.[5]
Need help protecting your investment?
Navigating the rules around meth contamination is a critical part of protecting your property. If you have questions about testing, legal compliance, or how to best safeguard your Blockhouse Bay investment, our experienced property management team is here to provide clear, expert advice.
Call us today on (09) 626 6119 for a friendly, confidential chat.