The Reality: Drugs in Eviction Units Are Common

Drug-related findings are one of the most common discoveries during Denver eviction cleanouts. In our experience, roughly 1 in 4 eviction units contains some form of drug paraphernalia, and a smaller percentage contain actual substances. This isn’t unusual — substance abuse is a leading cause of lease violations and evictions.

The critical thing for property managers and landlords to understand: how you handle drug discoveries affects your liability. Touching, moving, or improperly disposing of controlled substances can create legal problems for you. Our protocol exists to keep you — and our crew — legally protected.

3 Scenarios — 3 Protocols

Not every drug-related discovery is the same. A glass pipe in a nightstand is fundamentally different from a bag of white powder on a kitchen table. Our crew is trained to assess what they’re looking at and follow the correct protocol for the severity level.

Meth Lab Contamination — A Special Case

If evidence suggests the unit was used as a methamphetamine lab — chemical stains on surfaces, strong chemical odors (ammonia, ether, acetone), lab equipment (glass tubes, heating elements, chemical containers), ventilation modifications — the situation goes beyond drug evidence into environmental contamination.

Colorado has specific regulations for meth-contaminated properties. Under the Colorado Department of Public Health and Environment (CDPHE) guidelines:

• The property must be tested by a certified industrial hygienist before any cleanup begins
• If meth residue exceeds 0.5 micrograms per 100 cm², the property must be decontaminated by a certified contractor
• The property cannot be re-occupied until post-decontamination testing confirms levels are below the standard
• The landlord must disclose prior meth contamination to future tenants

JSD does not perform meth decontamination. If we suspect a former meth lab, we follow the Scenario C protocol (evacuate, call 911) and add a referral to a CDPHE-certified decontamination contractor. The cleanout cannot proceed until testing and any required remediation are complete.

Fentanyl Safety — Why We Never Touch Substances

Fentanyl has changed the risk profile of drug discoveries during eviction cleanouts. Here is what property managers need to know:

• Fentanyl is present in the Denver drug supply — it’s found in heroin, counterfeit pills, cocaine, and methamphetamine. Any unknown powder or pill could contain fentanyl.
• Skin absorption risk is debated but real in concentrated form — our crew follows the most conservative protocol: no contact with any unknown substance, period.
• Airborne exposure risk during disturbance — sweeping, vacuuming, or moving materials that contain fentanyl powder can aerosolize it.
• Our crews carry Narcan (naloxone) — every crew lead has a Narcan kit as a precaution. We’ve never had to use one, and our protocol is designed to keep it that way.

This is why Scenario B exists as a distinct protocol. Even a small quantity of unknown substance triggers a full stop in that area because we cannot determine what it is by looking at it.

Colorado Drug Laws — What Landlords Need to Know

Colorado’s approach to drug possession has evolved significantly. Here is the current legal landscape as it relates to eviction cleanouts:

• Marijuana is legal — possession up to 2 oz by adults 21+. However, landlords can still prohibit marijuana use in lease agreements, and growing operations that damage the property are grounds for eviction and damage claims.
• HB 19-1263 (2019) — reclassified possession of 4 grams or less of most Schedule I and II substances from a felony to a misdemeanor. Law enforcement may respond differently to small quantities.
• Proposition 122 (2022) — decriminalized personal use of psilocybin (mushrooms), DMT, ibogaine, and mescaline for adults 21+. Paraphernalia associated with these substances is treated similarly to marijuana paraphernalia.
• Manufacturing and distribution remain serious felonies regardless of substance type or quantity.
• Landlord liability: If you know drugs are in your unit and fail to report it, you could face charges under CRS 18-18-112 (maintaining a drug premises). Our documentation and law enforcement referral protect you from this.

What Our Documentation Includes for Drug Discoveries

For every drug-related finding, our documentation package includes:

• Timestamped video of the discovery — showing location in unit, type of items found, and crew response
• Still photographs of all items from multiple angles
• Written log entry — description of what was found, which scenario protocol was followed, and outcome
• Law enforcement case number (for Scenarios B and C) — proving you reported the finding
• Chain of custody record — documenting that substances went to law enforcement, not to the landlord, crew, or trash

This documentation protects you from tenant claims (“they stole my property”), from law enforcement scrutiny (“why didn’t you report it”), and from insurance disputes (“did you follow proper procedures”).

Eviction Cleanout Pricing

Drug discoveries (Scenario A) do not affect pricing. Scenarios B and C may pause the cleanout but do not add cost unless a return visit is needed.

Full eviction cleanout pricing breakdown here.

Drugs Found During Eviction FAQ

• Eviction Cleanout Denver — Full Service
• Eviction Cleanout Pricing
• Sheriff-Present Eviction Cleanout
• Sensitive Items Found During Evictions
• Found Firearms During Eviction — Protocol
• Found Pets During Eviction — Protocol
• Biohazard Situations During Eviction