On 16 April 2026 the Residential Tenancies (Managing Methamphetamine Contamination) Regulations 2026 came into force. For the first time, landlords and tenants across New Zealand have one set of rules for when a rental counts as contaminated, how it must be tested and cleaned, and what happens to the tenancy in the meantime.
These are the questions landlords and tenants ask us most, answered from the regulations, the Residential Tenancies Act and the guidance published by Tenancy Services.
The 2026 Meth Rules in 30 Seconds
- The rules have applied to every residential tenancy in New Zealand since 16 April 2026.
- A rental is contaminated above 15µg/100cm² and must be decontaminated. Above 30µg/100cm² it is uninhabitable.
- Routine testing between tenancies is not required. Testing is required when Police or the council give notice, or a screening shows residue above the limit.
- The landlord must give 48 hours' to 14 days' notice before entering to test, and give the tenant the results in writing within 7 days.
- If the property is uninhabitable, the landlord can end the tenancy on 7 days' notice, and the tenant on 2 days'.
- Getting it wrong can cost a landlord up to $50,000 in the most serious cases.
When Is a Rental Property Contaminated?
A property is contaminated when meth residue in any part of it is above 15µg/100cm² (micrograms per hundred square centimetres). Any area above that level has to be decontaminated until it tests at or below 15µg/100cm².
Contamination is judged room by room. If a bedroom tests above the limit and the kitchen does not, only the bedroom needs decontaminating.
When Is a Property Uninhabitable?
If any part of the property tests above 30µg/100cm², the property is treated as uninhabitable. At that level either party can end the tenancy on short notice (see below).
Do Landlords Have to Meth Test Between Tenancies?
No. Routine testing between tenancies is not required. A landlord can still choose to test between tenancies if they think it is sensible for the property, and some insurers ask for it (see the insurance question below).
When Must a Landlord Test?
A landlord must arrange detailed testing as soon as practicable when:
- Police or the local council tell them meth has, or has likely been, manufactured at the property, or
- a screening assessment suggests residue is above the acceptable level.
A landlord must also not knowingly rent out a property that is contaminated. It has to be decontaminated first.
What Is the Difference Between Screening and Detailed Testing?
A screening assessment is the first check, to find out whether a property appears to be contaminated. Detailed testing measures how much residue is there and in which rooms.
| Screening assessment | Detailed testing | |
|---|---|---|
| What it answers | Does the property appear contaminated? | How much residue, and in which rooms? |
| Who can do it | Anyone following the approved methods. A paid screener must meet the competency rules or work for an accredited inspection body | Qualified professionals only |
| Independence | Paid screeners must be separate from whoever decontaminates | Must be independent of whoever decontaminates |
| Test kits | Field composite tests and unvalidated kits are not allowed | Not applicable |
| When it is required | Optional | After a Police or council notice, a screening above the limit, and again after decontamination |
Who Can Decontaminate the Property?
The landlord can do the work themselves or hire a contractor. Either way, it has to follow section 4 of NZS 8510:2017, as modified by the 2026 regulations. That includes proper protective equipment, and for carpets and soft furnishings the landlord supplied, HEPA vacuuming and steam cleaning where they can be saved, or removal where they cannot.
Once the work is done, a qualified professional (not the person who did the cleaning) must carry out detailed testing again to confirm the levels are at or below 15µg/100cm². If they are not, the cycle repeats until they are.
How Much Does Meth Testing and Decontamination Cost?
Costs vary widely with the size of the property, how many rooms need testing and how high the levels are. A screening of a whole house costs far less than detailed testing room by room, and decontamination is the big cost: a light clean of one room and a property that needs linings or carpet removed are very different jobs.
How long decontamination takes depends on the same things, plus how many rounds of testing it takes to get every room under the limit.
Get at least two written quotes, check that the tester is independent of the decontamination company, and ask the decontamination company for a timeframe up front.
How Much Notice Does a Tenant Get Before Testing?
Under section 48 of the Residential Tenancies Act, the landlord must give the tenant notice at least 48 hours and no more than 14 days before entering to test, and say what they are testing for. Testing can take place between 8am and 7pm. The landlord must then give the tenant the results in writing within 7 days of receiving them.
Does the Tenant Have to Move Out During Decontamination?
Not necessarily. Tenants are not required to move out while decontamination is under way. The landlord and tenant can agree on temporary relocation or a rent reduction, and anything agreed should be put in writing.
Can the Tenancy End If the Property Is Contaminated?
If the property is uninhabitable (above 30µg/100cm²):
- the landlord can end the tenancy with 7 days' notice
- the tenant can end the tenancy with 2 days' notice, provided they did not cause the contamination.
Below that level, the property needs decontaminating but the tenancy carries on under the normal rules.
Is a Tenant Responsible If Meth Is Found?
Tenants must not use, sell or manufacture meth in a rental. A tenant can be held liable for contamination caused by them or their guests, because it breaches their obligation not to damage the property intentionally or carelessly. Disputes about who pays go to the Tenancy Tribunal.
What Happens If a Landlord Gets It Wrong?
It can be expensive. Tenancy Services lists exemplary damages of up to $7,200 where a landlord fails certain obligations under the rules, and pecuniary penalties of up to $50,000 in some situations. The full list is in the Tenancy Services guidelines on meth contamination.
Does My Landlord Insurance Cover Meth Contamination?
It depends on the policy, so check the wording rather than assuming. Look for three things:
- whether meth contamination is covered at all
- whether there is a cap on what the insurer will pay for it
- whether the insurer requires a baseline test at the start of a tenancy, or tests between tenancies, before it will pay out.
If you are ever in a Tenancy Tribunal dispute over contamination, Tenancy Services also recommends talking to your insurer.
What About Belongings a Tenant Leaves Behind?
When a landlord decides whether to store or dispose of goods abandoned at a contaminated property, they can take the cost of testing and decontaminating those goods into account, alongside the usual transport and storage costs.
Can I Sell a Property That Has Had Meth?
The regulations cover rentals. If you are selling, real estate agents have their own disclosure obligations. The Real Estate Authority's 2026 methamphetamine disclosure guidance sets out what an agent has to tell buyers.
What to Do This Week
- Read your insurance policy's wording on meth contamination.
- Keep your entry and exit condition reports up to date. They are your evidence if contamination is found later.
- Know which independent tester you would call.
- Never rely on a home test kit as proof either way.
- If you receive a notice from Police or the council, act on it straight away and call us.
What This Means for Landlords
For most landlords very little changes day to day. What the regulations add is certainty: a clear level, a clear test method and clear notice periods, where before the rules were pieced together from a voluntary standard and Tribunal decisions. They sit alongside the rest of your obligations, such as the healthy homes standards.
If you are unsure whether testing between tenancies makes sense for your property, or you have had a notice from Police or the council, talk to our team. Tenancy Services also publishes guidance on properties affected by meth, template letters for landlords and tenants in its forms and resources section, and the full testing and decontamination standards.
This article is general information, current at 24 September 2026, and not legal advice. For a specific situation, check with Tenancy Services or a lawyer.
