I was informed that my tenants that were just removed, more than likely smoked Meth in the house. Someone said that they had clean up covered under vandalism insurance. I spoke with my agent and she had never dealt with this. She told me we could file a claim and see if they would cover cleanup. The claim adjuster said it wouldn't be covered under vandalism and is supposed to be checking to see if it would be covered anywhere else.
Not sure what my next steps should be. Any advice?
First file a police report, that's a requirement for most vandalism claims. They'll probably try to deny the claim as "contamination" which isn't usually covered. However, you should push back as the vandalism was the proximate cause - ie but for the vandalism, the contamination would not exist. Also, double check your policy to determine if damage caused by a tenant or invited visitor will be covered. First step is to report the claim, then immediately request a certified copy of your policy in writing (fax/email works best). That'll give you the ammo you need to fight back against a denial. What state the property is located in will determine the deadlines and options you have.
There's very little danger to cleaners or future occupants unless it was a meth lab. Vacuum, wipe everything down, have your ductwork cleaned. You'll have it turned around in a few days for about the cost of your insurance deductible and your insurance won't take a hit.
Well just a heads up. If they were only smoking meth in there and not making or manufacturing it—no one will be able to tell.
Meth isn’t like cigarettes or marijuana. It’s not actually “smoke” as in burning something and particles being left behind. Meth when “smoked” is melted and it is a vapor that is inhaled. When it’s exhaled it doesn’t leave any lasting odor, doesn’t stain anything, and fades and evaporates quickly.
If they really did, there will not be any damage or impact to the property. And you don’t know and will never be able to prove they actually did. Just because someone says they think they did or that they were doesn’t mean it’s true.
And before anyone asks or assumes anything, the reason that I know this is because my husband is a lcdc and used to work with people in recovery. And, as an emt trainee, and previously a cpr certified volunteer first responder, I’ve had to educate myself about this kind of thing. Which is also why I know when someone is overdosing on anything and what to do. I’ve actually had to step in when some guy on the bus was passing out and fading from that fake weed stuff. I’ve also had to help guys that had taken too much ghb or something similar at a bar.