Meth test

[Willem Hendriks]

Im looking at buying my first duplex rental property. I had a meth test done in both units one at the furnace by the filter and at the return air duct in the other. Results showed .22 micrograms in the unit done at the furnace and the other unit done at the return air came back as 2.24 micrograms. Should this be a deal breaker? Im a newbie and dont know much about this any help would be greatly appreciated thanks.

[Cherie Orellana]

For me personally it would not be a deal breaker. Meth is fairly common in rental properties.  I just did 4 tests this afternoon on a property for one of my buyers.  Sometimes I even test my own properties between tenants.  

Utah’s required action level of 1.0ug, meaning there should be no risk of health concern under that.  2.24 is fairly low, however it does require remediation. I have seen tests come in well over 100

Very general range guide of meth contamination: .01ug to 3.5ug=Occasional Meth use in a home, 3.6ug to 15ug- Heavy Meth use in a home, over 15ug generally means Meth was cooked in the home (Meth lab).

I would use the results to renegotiate the purchase price of the property. Depending on how educated the listing agent is on meth remediation, you might get a substantial price reduction. 

Another option would be to ask the seller to remediate the property prior to closing.
They should be willing to work with you in some way given the fact that if you withdrew they would have to disclose this new knowledge to future buyers or remediate regardless.  

In my experience depending on the size of the property or unit it averages $3,000-$6,000 in Salt Lake and surrounding areas to remediate.  I recently got a buyer a $18,000 price reduction based on a positive meth test and it cost them about $3,800 to remediate after closing.  

Definitely do your homework and due diligence to be sure you know what you are getting into.