Information for property managers and real estate agents
A clandestine drug laboratory (clan lab) is a house or property used to manufacture or ‘cook’ illicit drugs, such as methylamphetamine (meth). These activities can cause building damage or contaminate surfaces with harmful chemical residues.
If not properly cleaned and decontaminated, this contamination may pose health risks to future occupants of the property, particularly pregnant women and children.
If you suspect or know that there has been a clan lab inside a property you are responsible for, it is strongly recommended that you hire the services of qualified professionals to:
- test for drug residues
- remediate (clean and decontaminate) if testing shows residues above health investigation levels
- validate (re-test) to show evidence the house is safe before anyone else moves in.
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Remember
- Avoid entering or attempting to clean up yourself.
- Engage qualified environmental professionals (not standard cleaners).
- Keep detailed records of all reports and certificates.
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Types of clan labs
Methylamphetamine (meth) clan lab
Houses where meth has been manufactured are considered a higher risk to public health. Meth contamination can stay on walls, floors, furniture and curtains long after previous occupants have moved out. Meth clan labs require thorough cleaning following strict remediation and safety protocols to prevent health risks to future occupants.
Houses where meth has only been smoked but not manufactured are generally considered a lower risk to health because smoking produces much less surface contamination. Refer to drug smoke houses for more information.
Contamination from other high-risk drugs
Although not as common in Western Australia, a clan lab where heroin, cocaine, MDMA, or synthetic opioids are made can also produce dangerous residues and require the same level of remediation as a meth clan lab.
Other types of clan labs
Other types of clan labs such as cannabis oil extraction, psilocybin mushrooms or where cannabis has been grown are considered a lower risk to health. However, they may still require a level of testing and/or standard cleaning to remove any residues (chemicals) that may be present on surfaces.
Responsibilities of property managers and real estate agents
If you become aware that a property has been used as a clan lab you have a duty of care to ensure the property is safe for sale or renting. It is important to understand your legal responsibilities under the:
- Residential Tenancy Act 1987 and Code of conduct for agents and sales representatives (external site) to make sure that any rented property is clean and complies with laws managed by the Consumer Protection division (external site) from the Department of Local Government, Industry Regulation and Safety
- Public Health Act 2016 and Health (Miscellaneous Provisions) Act 1911 to make sure human health is protected. Local governments have enforcement powers to make sure a house is safe for habitation. This means a house used as a clan lab may need to be properly tested, cleaned and made safe to live in by the property owner.
Professional testing and cleaning
The Managing illegal drug contamination in homes: guide for homeowners, property managers and real estate agents will help you understand the process for organising professional testing, remediation (clean up and decontamination) and re-testing.
Step 1: Talk to your insurance company
Before organising, cleaning check if the home insurance covers illicit drug contamination. Some policies don’t include this, so it’s important to know what’s covered. If covered by insurance, your insurance company may organise testing and remediation for you.
Step 2: Choose a reputable and qualified testing and clean-up company
It is strongly recommended that you utilise the services of environmental professionals for testing and decontamination works. Avoid entering the property or attempting to clean up yourself.
Step 3: Confirm the property is safe to live in by requesting a validation report
Before renting or selling a property, it is important to have evidence confirming that it is safe. The testing company should provide you with a validation report showing the property has drug (e.g. meth) residue levels below those that may pose any risk to human health and below any national health investigation levels.
Risk of drug smoke houses versus clandestine drug laboratories
If there is no suspicion or evidence of clan lab activity at a property, any chemical residue found during testing is most likely from people smoking meth inside the house. Refer to drug smoke houses for more information on what to do.
Reporting illicit drug offences
If you suspect a property is being used to manufacture illicit drugs, report it to WA Police (external site).
Resources
The following resources aim to help homeowners, property managers and real estate agents to organise professional cleaning of a property following contamination:
National guidelines
Last reviewed: 19-05-2026
Produced by
Environmental Health Directorate