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