Suburban Rental Units: The New Home of Meth Labs

By: Patricia Abney

Meth labs are no longer restricted to the rural areas of America. They have now infiltrated suburbia. Meth cooks are capitalizing on the kind and harmless "image" suburbs provide and using them as a means of screening their dangerous and illegal operations.

Imagine an environmental catastrophe waiting to materialize in your rental property - a cooking procedure utilizing corrosive and flammable elements, that at some phases produces the same gas used in concentration camps, producing an odorous reaction of chemicals and toxic fumes, brewed by people who normally don't have chemistry degrees...and you have the typical meth lab.

The meth lab is more dangerous than any legal laboratory or chemical manufacturing plant. Meth labs have been defined as an "explosion waiting to happen." In fact, 25 of all labs exposed in the U.S. are detected as a result of fire or explosion. A clandestine (secret) meth lab will likely have hazardous, flammable chemicals stashed away in every type of container imaginable--in closets, under stairways, under tables or even out in the open. Little of the glassware and equipment will be acceptable laboratory materials. Most will be improvised using casserole dishes, CorningWare, crock pots, etc.; Parts may be cracked and have jagged edges, sometimes covered with duct tape. Heaters, ovens or power strips could have frayed or exposed wires. Also, the gases produced by the operation are highly flammable, made worse by the fact that labs are commonly concealed in a closed off room or a basement. A pilot light on your gas water heater could ignite the entire property. More importantly, a majority of the people operating these suburban meth labs don't own the property, they rent.

The After Effects of a Meth Lab on Your Property

There's little known about the health effects of long-term exposure to contaminants left behind by previous methamphetamine labs. Property owners are advised to exercise extreme caution and use the safest possible cleaning practices in dealing with a former meth lab property. There are company's that specialize in this type of clean up who will even provide a certificate of decontamination at conclusion of the cleanup process.

When drug users, dealers, or manufacturers live in or operate out of rental properties, neighborhoods suffer - and landlords pay a steep price. If the unit has been used as a meth fabricating lab, the decontamination cost alone is high, averaging $10,000-$15,000 for a 1200-square-foot home.

After a lab has been shut down, your property typically still is contaminated with hazardous chemicals. Residues of methamphetamine and other chemicals left over at a former meth lab are a concern for people who later occupy the property. For this reason, local health departments may get involved and thoroughly evaluate the property for hazards before permitting it to be re-inhabited, particularly if by children. Long and short term health effects include liver and kidney damage, neurological problems and increased cancer risks, even for people residing in former lab sites.

When a meth lab is detected in a multiple-unit dwelling, neighbors might be worried about their exposure to hazardous chemicals while the lab was still operational. Neighbors danger for exposure is generally very low, but it's important to address any nearby residents concerns.

But there are also other profound costs that a landlord can incur as a consequence of meth activity on the premises. How tenants' meth use impacts rental properties and landlords:

Methamphetamine attracts criminal activity - gang-related activities such as vandalism and violence
Property values decline, especially once the activity drives the neighborhood to get a bad reputation
Property damage results from tenant misuse and neglect, from retaliation, from fire, or from police busts
Civil penalties could be imposed, including the forced temporary closure or even seizure of the property
Rental income is forfeited during the eviction and repair periods
Good renters may move out because of meth-related troubles, resulting in lost rental income
Feelings of bitterness and anger damage relationships between neighbors and property managers
Being forced to address with dangerous and threatening tenants generates fear and frustration
Signs of meth activity at a rental property:

Landlords might observe behavior in renters that suggests potential meth or other drug use and, possibly, drug dealing:

Failure to pay rent or utility bills
Failure to keep the house in good condition
A combination of the indicators below may be significant.

Vehicle traffic and automobiles

Expensive vehicles that seem out of place for the area
Regular car switching, particularly at unusual hours:
people arrive in one car and leave in another
Vehicles stopping for short stays - fewer than 20 minutes
Regular late-night deliveries
Considerable increase in vehicular traffic
Suspicious vehicles: clean license plates on a dirty car, damage consistent with the car being a stolen vehicle
Foot traffic

People parking away from the premises and walking in
Ungroomed, disoriented visitors or neighbors
People taking in tools, electronics, or other items that might be used to sell or trade for drugs
Change in property conditions

Collections of garbage or junk
Deterioration of the premises or yard
Disassembling of vehicles or machinery (frequently the high gives meth users the energy to begin projects, but they lack the ability to focus enough to complete them)
Residents' appearance and behavior

Ungroomed, dirty appearance
Children show signs of abuse or disregard
Pets are uncared-for, neglected
Occupant is awake for days at a time
Occupant sleeps for days at a time
There's frequent partying in the dwelling
There are a lot of young visitors, even when the residents do not have children in the same age group as the visitors
Surroundings

Increased crime in the neighborhood, particularly crimes of opportunity like vehicle thefts and burglaries
Other neighbors displaying strange behavior - hanging out at the drug house or defending the occupants, for instance
Steps you can take to prevent meth at your property:

Show tenants that you are partnering with local law enforcement by displaying their decals
Conduct background checks on renters. Check references, credit histories, and, if you get the required approval, criminal background
Inspect your property on a regular basis
Encourage tenants and others in the community to be mindful of suspicious individuals and activities
Encourage nearby residents to alert you to any worries that they have
How can a meth lab be cleaned up?

Property owners are responsible for proper cleanup and costs. Owners who choose to clean buildings on their own ought to be aware that household building materials and furniture may absorb contaminants and, in some cases, emit toxic fumes. Private cleanup contractors can and should be hired to conduct safe meth lab testing and decontamination of any property known or suspected to have been a meth lab.

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Rapid Response BioDecon's website can be accessed at: www.rapidresponsebiodecon.com and they are ready to assist 24 hours a day 7 days a week. Technician's can also be reached at: 1-866-98DECON.

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