Meth smoked in my AirBnB

[Jessica West-Walker]

Hi all,

I spent the past 6 months building and decorating an AirBnB apartment in my basement, and the third guests smoked meth in the unit.  :/  It is a long story of how we figured it out, but essentially bags over the smoke detectors and drug paraphernalia in the trash gave the situation away.  Needless to say, we were shocked and heart broken.

We decided to arrange proper testing (as this is our family home and we also want to be responsible hosts).  The results came back, with trace meth levels just over the state limits for 'contaminated' (.5 mcg) in the AirBnB and a couple rooms in our private residence (as we share HVAC).

My question is, does anyone have experience processing this sort of claim with AirBnB or their Home Owners / Umbrella insurance? 

AirBnB have been a bit cagey / slow to respond and have offered no advice on how to manage this process.  I am working through their resolution center, but I am concerned they are not going to pay when they see the whole bill.  So far they have said they will pay for extra cleaning and direct losses, but no indirect losses.  Like the testing, that cost $2,500.  

The cleaning is looking to cost around $10k alone - and this doesn't include replacing soft furnishings, or the HVAC system - as we have flexible ducting and Colorado meth regulations don't allow the cleaning of flexible ducting.

Not to mention we've had to move out and find other accommodation until this is resolved - which is looking to take 4-8 weeks.

My insurance have said they don't cover the cost to remediate meth contamination, but I've not pushed hard on them yet, as I was waiting for the test results.

Any help / advice would be much appreciated! 

Thank you.

[Michael Baum]

Hey @Jessica West-Walker, I really feel for you and I wish I had some kind of good advice. The only thing I can say is keep hammering on AirBNB. Also, who is your insurer? I know I have a clause in my Proper policy that covers remediation of cigarette, weed and other drug use in the property up to 25k. Are you using a STR insurance policy or just your home owners?

[Scott Mac]

Have you called the Police, because it seems like something they would want to know about.

[Trish Mccoy]

I would try and find out where the guest lived too...and go after them  - although if they're meth heads they probably don't have a lot of assets.   But definitely push on Airbnb and their so called $1 million dollar policy they promote...and go up the ladder - ask to speak with the President and VP...and keep pushing on your insurance too.   Squeaky wheel gets the grease.

[Bruce Woodruff]

I too, would get the police involved. Even if that doesn't get you money, it will be payback for these people. And keep hammering on AirBnB as well.....

[Jessica West-Walker]

Quote from @Michael Baum:

Hey @Jessica West-Walker, I really feel for you and I wish I had some kind of good advice. The only thing I can say is keep hammering on AirBNB. Also, who is your insurer? I know I have a clause in my Proper policy that covers remediation of cigarette, weed and other drug use in the property up to 25k. Are you using a STR insurance policy or just your home owners?

 Hi Michael,

Thank you - that is good advice! I will check my policy. I am with USAA. In Colorado they said I didn't need special insurance for the STR, as I live in the residence as well. So I have home owners and umbrella.

Is STR insurance something separate - that I should have arranged with another insurer?

[Jessica West-Walker]

We haven't gone to the police as we didn't want to invite any kind of retaliation (as this is also our family home). Additionally, the guests looked pretty rough - so we weren't expecting they would have the resources to pay should we take them to court.

[Paul Sandhu]

Police won't do anything.  Just shampoo the carpets and move on with the next rental.  I do this with dead bodies.

[Jessica West-Walker]

Quote from @Paul Sandhu:

Police won't do anything.  Just shampoo the carpets and move on with the next rental.  I do this with dead bodies.

Haha! Thank you for my first laugh in a while.

[Ryan Keeslar]

@Jessica West-Walker my mom used to smoke meth around me all the time, you'll be just fine!

[Bruce Woodruff]

Having thought this over, are you sure you need to proceed with the over-the-top cleaning, duct replacement et. al....?

You could throw in a few air cleaners and run the AC for a few days and get rid of all the residue. End of problem. IF you choose to go ahead with the expense, that would be your choice I guess....

[Jessica West-Walker]

I know, the cleaning process sounds intense.  

Basically, I'm learning that with Colorado State Law,  once your property is professionally tested, and results are...

"above the current CDPHE 6 CCR 1014-3 regulation clearance level of one-half microgram methamphetamine per one hundred square centimeters (0.5μg/100cm2)...remedial operations are necessary. Remedial operations must be conducted by a Certified Methamphetamine Contractor, in compliance with CDPHE 6 CCR 1014-3 regulations, pertaining to
remediation of Methamphetamine-Affected Properties."

The test results are also submitted to the state...so then we have to clean the house to have cleared from State records as contaminated.  

At least that is what I understand at this point - there is a lot to take in. 

I'd love input from anyone who has had experience with this?

[Jessica West-Walker]

Or better yet, knows or is a lawyer who is familiar with the process and managing the insurance / AirBnB claim???

[Michael Baum]

Hey @Jessica West-Walker, I would most definitely get a policy for the STR portion or whole home even if you live there. That is why your current insurer won't cover the remediation. It just isn't part of your policy.

I would check if USAA offers a short term rental policy. If not then you need to look into another insurer who will cover these things. Maybe if that policy can backup the main homeowner policy. Not sure how that works but you really should have some kind of policy for the STR portion of the home. Just because it is not required by law doesn't mean you shouldn't do it.

For example, our place is on Lake Coeur d'Alene in north Idaho. We can't have a dock due to a moratorium. But I do carry dock insurance just in case of something stupid happening. Maybe they bring a 10x10 inflatable swim platform for a week. I would be covered if there is a problem and it costs me $100 a year.

Keep hammering on AirBNB to stand by their guarantee. It is going to be tough but don't give up. The costs and time involved make it more likely they will keep deferring. The internet is full of stories about how AirBNB didn't help owners with damage claims.

I had a guest break a window. Not the glass but the locking mechanism. It cost $975 to replace the window as it couldn't be repaired. They deposited that cashola in 2 days.

[Jessica West-Walker]

Quote from @Michael Baum:

Hey @Jessica West-Walker, I would most definitely get a policy for the STR portion or whole home even if you live there. That is why your current insurer won't cover the remediation. It just isn't part of your policy.

I would check if USAA offers a short term rental policy. If not then you need to look into another insurer who will cover these things. Maybe if that policy can backup the main homeowner policy. Not sure how that works but you really should have some kind of policy for the STR portion of the home. Just because it is not required by law doesn't mean you shouldn't do it.

For example, our place is on Lake Coeur d'Alene in north Idaho. We can't have a dock due to a moratorium. But I do carry dock insurance just in case of something stupid happening. Maybe they bring a 10x10 inflatable swim platform for a week. I would be covered if there is a problem and it costs me $100 a year.

Keep hammering on AirBNB to stand by their guarantee. It is going to be tough but don't give up. The costs and time involved make it more likely they will keep deferring. The internet is full of stories about how AirBNB didn't help owners with damage claims.

I had a guest break a window. Not the glass but the locking mechanism. It cost $975 to replace the window as it couldn't be repaired. They deposited that cashola in 2 days.

Thanks for the advice Michael - very helpful and encouraging.  I'm working through the process now with AirBnB and clean up companies. Spending time getting familiar with the Host Damage Protection Terms.   Will keep you posted on how it goes!

Also, will look into STR cover for when I re-open.

[Nick Barlow]

@Jessica West-Walker I have USAA for my primary and for a SFH Rental. In every instance I have called them, I feel like I've had to run down every aspect, ever detail, and it doesn't matter who provides the information-contractor, state agency, etc…it felt to me like my claims I only moved when I physically called them, then followed up.

Maybe there were bad storms somewhere else both times I’ve called, but it seems to me that a USAA policy owner needs to bear all ownership of seeing the claim through to completion.

I’m not saying you haven’t done that, but it took me weeks longer than I expected it to every time I’ve called them.

Good luck on your situation.

[Jessica West-Walker]

@Nick Barlow thank you for the response! I have heard this from a few other people as well.

[Bruce Woodruff]

Quote from @Jessica West-Walker:

Basically, I'm learning that with Colorado State Law,  once your property is professionally tested, and results are...

Who decided to run the test? Did the State make you? Or did you do it? This is similar to the whole asbestos/lead scam going on in some states. In the alleged interest of 'protecting' their citizens, the State makes homeowners jump through fiery hoops when the actual remedy is so simple. Most contractors just take matters into their own hands and deal with the situation....

I'm guessing that ship has sailed in your case..... and you are stuck in the system?

[Account Closed]

Quote from @Paul Sandhu:

Police won't do anything.  Just shampoo the carpets and move on with the next rental.  I do this with dead bodies.

 How do you get the dead bodies to cooperate in helping you shampoo & clean your STRs?

[Bruce Woodruff]

Quote from @Account Closed:

Quote from @Paul Sandhu:

Police won't do anything.  Just shampoo the carpets and move on with the next rental.  I do this with dead bodies.

 How do you get the dead bodies to cooperate in helping you shampoo & clean your STRs?

 Paul has the Mojo.....

[Maksu Ize]

Next time someone smokes meth in your house, clean it yourself, move on

Involving the city, police etc will only make your road to financial recovery long

[Bruce Woodruff]

Quote from @Maksu Ize:

Next time someone smokes meth in your house, clean it yourself, move on

Involving the city, police etc will only make your road to financial recovery long

 And it's so unnecessary...

[Alex K.]

Quote from @Maksu Ize:

Next time someone smokes meth in your house, clean it yourself, move on

Involving the city, police etc will only make your road to financial recovery long

 People eventually get caught, In Detroit we didn't have a meth problem for as long as I can remember. For the past year or so people have been getting busted experimenting and trying to bring it in the city but when you're in the green light district they get caught fairly quick and go far away. 

[Drew Sygit]

Have you looked into ozone treating the basement?

You can rent machines that put out near lethal doses of ozone that use a timer that you set, vacate and then come back hours after the ozone disperses.

We've used ozone to get rid of bed bugs, mold, smoke damage, cigarette & weed odors, etc.

Recommend you Google how to get rid of meth contamination, so you understand the process and don't get ripped off!

We've had a lot of mold remediators try to take advantage of us over the years, with insane prices and scare tactics.

[Peter Mckernan]

@Jessica West-Walker the police will get you a report, but that is about it. I would do a deep clean, see what you can get from Airbnb on money/coverage etc. Then just review and screen those tenants from here on out and be very tough on new guests coming in each and every time. If you do not have the time pay a PM more than other PMs to do this that has a good track record (25-30%). 

[Jake Guthrie]

I agree get the police involved and then work on deep cleaning of everything. Work on airbnb and to see what you can get back. Look into STR insurance for any future issues.