Meth Mitigation....Worth the Work?

Question

Hey all, I've come across a property that's deeply discounted because it requires Meth Mitigation. Can anyone tell me what kind of work it takes to clean up a meth house and how much that would cost? Wondering if it's worth going after. I would be using an FHA 203k loan to acquire the property. Any advice would be appreciated.

Bill S. · Answer

Account Closed the laws in Colorado recently (late 2015) changed for Meth. If you clean the property according to the law and test and prove it was cleaned, no disclosure is required. The cleaning process uses the same level of worker protection as when dealing with asbestos. There is licensing for contractors and the workers that perform work as well. It is a major production all under the watchful eye of the state.

After having gone through the process, personally I would not live in a house that had been contaminated with Meth. The meth is in the smoke and the smoke goes everywhere the air goes (before and after cleaning). Absolutely no way to remove it all. If it's there then cleaning won't remove it all. Given a choice I would pass.

Shawn Byrd · Answer

Unfortunately I was young when this happened, so my parents ended up picking up the bill. I think they tried to sue my aunt for the cost but I'm not sure. That was over ten years ago so prices will most likely have changed anyways. If it costs thousands to strip and dispose of lead paint on a house I'm sure it wouldn't be to far fetched to assume the same price for a hazmat job. I doubt there are as many hazmat companies as there are Starbucks, so a few calls to the few companies in your area could give you rough number to add to your rehab costs. Like I said, I don't flip houses, but my fear wouldn't be the cost of the rehab, but the value of the house after everything is done. What family with kids or wanting kids later in life would risk 100k+ on a mortgage for a previous meth house? In order to make it attractive I'm sure you would have to sell well below market value.

Shawn Byrd · Answer

You have to hire a certified company that specializes in decontamination and cleanup of drug operations, including meth. This is important because you cannot hide from a buyer that it was previously a meth lab or meth had been used in the house. Most of the time meth can be broken down into a concentration of chemicals that seep into the walls. A specialized spray is sprayed onto the walls to decontaminate the area, and a good scrubbing afterwards is done. The company will most likely advice you to strip the walls of paint and remove all carpet flooring. Most surfaces, like counter tops, can be cleaned and disinfected. This CANNOT be done yourself. The best way to sell the property is to have it certified decontaminated and have paperwork showing it is safe to live in. This will most likely affect the ARV of the house, regardless if it has been 100% cleaned. I'm not a house flipper, but had a family member smoke in the bedroom for years and when everything came to light, the entire floor had to be cleaned. It was a bit more hectic for us because we were living there at the time, but its much less intrusive if you are not living there while the cleaning is done. DO NOT DO ANYTHING INSIDE BEFORE THE CLEANING. I decided to scrub the walls with bleach to try and "clean" the room before hiring professionals and was sick for 24 hours from the chemicals leeching into my skin. Above all health and safety should be your concern, and then profit.

Account Closed · Answer

I know someone that tried to do this and had a similar experience as @Shawn Byrd...in fact, I passed on a house in Empire last Fall that was available at a discount because of this issue.

I think I remember reading @Bill S. having experience with this in one of his rentals.

Shawn Byrd · Answer

thanks for letting me know the change in the law. I didn't think you would have to look out for something like that but now I know a simple test on a property could go a long way.

Mitzmichael Sumilang · Answer

@Bill S. so in your opinion it would only be worth going after a meth property if you already intend to tear down the walls to the studs and rebuild. I would have to add that into my analysis.

Manolo D. · Answer

I would have said call an asbestos company to mitigate that but Bill has said it first. I'm still going to recommend asbestos abatement company to remove that. Given the conditions of meth, and even I personally don't know how it is abated, an educated guess could be said that it is the same as asbestos and lead abatement where it is monitored by AQMD in your state, and a negative air is introduced to get the results of contaminants that none is present.

Mitzmichael Sumilang · Answer

Wow @Shawn Byrd that sounds crazy. How much did it end up running you to have professionals clean it up?

Robert Campbell · Answer

I don't know anything about meth mitigation, but I wouldn't suggest contacting the previous owner.

Meth Mitigation....Worth the Work?

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