The Story of Guardian’s No-Smoking Policy
Jim Wiard, Senior Vice President
Who is Guardian Management LLC?
Manages 130 properties in six states Portfolio includes:
• Market rate housing – 7,500 units
• Affordable housing – 4,500 units
What Led Us to Decision?
2006 renter survey showed that:• 76% of tenants would rather live in a smoke-free
building
• 52% would even pay higher rent
• Only 21% of tenants smoke
• Only 11% of tenants smoke inside
Most tenants don’t smoke and over half already take their habit outside!
We Found Out No-Smoking Policies Were Legal
Fair Housing Council of Oregon said:
“Smoking is not a protected class; Neither smokers nor the act of smoking are
included as a protected class under federal, state, or local Fair Housing laws.”
Other Benefits
Careless smoking is the #1 cause of apt. firesCareless smoking is the #1 cause of apt. fires
Secondhand smoke is a dangerous health Secondhand smoke is a dangerous health hazardhazard
Turnover costs are high for smoked-in unitsTurnover costs are high for smoked-in units
There is a market for healthy living homesThere is a market for healthy living homes
Step 1: Developed our policy
Smoking will be prohibited inside apartments and common areas such as:• entryways
• parking areas
• patios and balconies
• within 25 feet of any building on the properties
Residents will be responsible for enforcing the policy within their units among inhabitants, guests and visitors
Step 2: Made a Transition Plan
Notified residents of pending change, implemented policy for all new residents
Chose an effective date for all month-to-month leases to change over:• 1/1/08 – Most tenants signed new leases.
As one-year leases turned over, those tenants signed new agreements:• process was completed in less than 12 months
Step 3: Gave notice to residents
Contacted Rural Development, HUD Contacted owners Spoke to staff members Letter sent to residents 120 days before
See toolkit for copies of these documents
Step 4: Marketed policy
Featured “No-Smoking” in ads as amenity Interacted with the Media:
• Some disgruntled residents went to media looking for negative coverage
• We put out proactive media release extolling benefits to tenants and community
• This resulted in very positive coverage
Trained staff to be spokespersons
Step 5: Enforced Policy
We enforced the rule like any other rule:We enforced the rule like any other rule:• Include it in the rental agreementInclude it in the rental agreement
• Tell tenants about it during application and at move-inTell tenants about it during application and at move-in
• Post signs & stickersPost signs & stickers
• Hold tenants financially responsible for bringing the Hold tenants financially responsible for bringing the unit back to clean condition if damaged by smokeunit back to clean condition if damaged by smoke
• Inspect the property regularlyInspect the property regularly
• Document & respond promptly to complaints about Document & respond promptly to complaints about violationsviolations
• Use a system of warning lettersUse a system of warning letters
Resident Satisfaction
One year after implementation, an independent resident survey found:• Nearly 3/4 of all residents were happy with the
no smoking policy
• Even among smokers, 30% felt the same way
Reduction in Secondhand Smoke Exposure
The resident survey also found:• The % of non-smokers who reported never being
exposed to SHS in their apartments increased by 75%
• The % of non-smokers who reported never being exposed to SHS outdoors on porches, patios or balconies more than doubled
Smokers Cut Back after Policy
In the year following implementation,• Among smokers, 43% reported smoking
less
• Nearly half of respondents who smoked reported making a quit attempt
- 2/3 of those cited the Guardian policy as part of, or the main reason, for the quit attempt
Guardian’s Satisfaction with Policy
Cut down on cleaning/painting costs Reduced tenant complaints about smoke Happy employees Enhanced our Green Initiative Fewer fires? Occupancy rates?
Implementing No-Smoking Policies:Removing the Barriers
Do you have a pile like this at your house?
To grocery store
To mailbox store
To Goodwill
To Free Geek
To Multi-Cultural Center
Questions to ask yourselves
What would it take for us to adopt no-smoking rules for our properties?
What are the steps we’ll have to take?
Challenges/Solutions?
What might be barriers or challenges?
How could we prevent/resolve them?
Staff/resident input?
Have we gotten feedback from staff about:
• Cleaning problems created by smokers?
• Complaints from people living next to smokers?
Should we conduct a tenant survey to determine residents’ preferences?
What could public health partners help with?
Conducting resident surveys
Attending resident meetings to discuss policy
Helping prepare Board Presentation Training of onsite property managers Signage
What is our policy going to cover?
Inside units?
Outside spaces such as patios & balconies?
Common outside areas?
Within a certain distance from buildings?
What are we waiting for?
What would be a reasonable timeline?
When do we get started?
Diane Laughter MPH, Health In Sight LLC Oregon Smokefree Housing Project www.smokefreehousinginfo.com