Presentation on theme: "Smoke-Free Housing Is… Good for Business Good for Health."— Presentation transcript:
Smoke-Free Housing Is… Good for Business Good for Health
In Colorado, thousands of multiunit residential buildings prohibit smoking anywhere inside and near buildings and/or the entire grounds including: 3,000+ buildings with 70,000 units. 700+ buildings managed by 33 housing authorities. 2
“Housing authorities in Colorado have found that implementing smoke-free policies in affordable housing makes good health and business sense for the residents and staff, helps retain residents, and reduces the maintenance and other operational costs.” David Martens, Service Officer, Colorado NAHRO (National Association of Housing & Redevelopment Officials) 3 In 2009 the Fort Collins Housing Authority implemented a policy covering 86 buildings.
“ The decision to institute no- smoking policies in the 90 Denver apartment buildings Cornerstone manages has been one of the best decisions I have made over the last 15 years. It has significantly reduced maintenance, repair and turnover costs. Furthermore, residents and staff love it.” Jim Lorenzen, President 4 One of the 60-unit apartments managed by Cornerstone.
Reduce the costs of cleaning and repairing carpets, furniture, fixtures, window treatments, priming and painting walls, and general maintenance. Lower utility bills and decrease the use of air- treatment systems — 30% less according to estimates by Marriott Hotels. 5
6 Two-bedroom, two-bath apartment estimate Total Cost $500-$1,500 Cost can vary depending on the extent of the damage and the equipment used.
7 Two-bedroom, two-bath apartment estimate Cost can vary depending on the extent of the damage and the equipment used. BluSky Restoration Total Cost $4,000-15,000
Fire risks and fire damage are reduced. Lower insurance premiums may be possible, negotiate with your insurance provider. Improves property values because there is less damage caused by smoking and discarded cigarettes. 8
Cigarettes cause an average of 4% of all residential fires in Colorado. In 2010 residential fires caused 36% of all residential fire fatalities, 14% of residential fire injuries, and 7% of all residential property loss. Colorado State Fire Chiefs Association 9
Spend less time dealing with smoking-related complaints. Protect the health of your residents and workers — including staff and maintenance. Obtain a free listing at mysmokefreehousing.com. mysmokefreehousing.com 10
“ While we have certainly seen some exciting market opportunities for businesses over the years, we rarely see such obvious ones. Frankly, if a private property-management firm had conducted this research, it might be tempted to keep the findings confidential to gain an initial competitive advantage. ” Campbell DeLong Resources, Inc. Portland, Oregon 11
83% of adults in Colorado do not smoke. 87% of Colorado households report having no-smoking rules. Surveys conducted throughout Colorado indicate that most residents, including low-income populations, would prefer living in a nonsmoking building. 12
Boulder County Housing Authority, January 2008: 66.3% * Eaton Terrace Senior Residences, Lakewood, April 2008: 65% * Inn Between homeless families, Longmont,Sept. 2008: 64% * Mount Shavano Manor, Salida, Sept. 2008: 70.5% * Alamosa Housing Authority, Sept. 2009: 61.9% * Denver Housing Authority, June 2011: 56% * * Percentage of resident support. 13
Resident survey taken before the no-smoking policy (2011) 74% support the policy — 84% of the residents participated Resident survey six months after the implementation (78% of residents participated) 71% happy with the no-smoking policy. 83% had seen signs. Smoking complaints down (88% reported none). 83% smoking less, 30% due to the policy. 11% quit smoking due to the policy. 14
Coloradans are used to smoke-free workplaces, restaurants, bars, and public places. They expect clean indoor air in their dwellings too. Most residents do not want to continue to suffer the health consequences of breathing secondhand smoke when it drifts into their residences. 16
Those who prefer to smoke inside their units are a significantly smaller percentage than those who prefer to live in a no-smoking residence. 17
“ When I initiated the no- smoking policy, no residents complained and no one moved out. Since then, our waiting list has grown. ” Monica Slamkowski, Community Administrator 18 The Buffs is a 51-unit Section Property that implemented a no- smoking policy in February 2007.
People Who Implement No-Smoking Policies Never Go Back “Not one of the housing providers who prohibits smoking regrets doing so and none are considering going back to allowing smoking in any unit where it has been prohibited. Many said that once they tried it in one property, they quickly wanted it in all. ” Campbell DeLong Resources, Inc. Portland, Oregon 19
Colorado’s Clean Indoor Air Act prohibits smoking in all indoor common areas and specifically allows housing providers to prohibit tobacco and/or marijuana smoking in all or any part of their property, both indoors and outdoors. There is no legal or constitutional right to smoke tobacco or marijuana. No-smoking policies are not discriminatory and do not violate fair-housing regulations. People who smoke are not a protected class according to federal or state law. 20
HUD allows and encourages the implementation of 100% no-smoking policies in public and federally subsidized housing PIH notices 2012-25 and 2012-22.2012-252012-22 21 A HUD tool kit for managers.
Each year in the U.S. secondhand smoke causes disease and nearly 50,000 deaths from heart disease, lung cancer, and sudden infant death syndrome (SIDS), among others. The 2014 U.S. Surgeon General’s Report states that there is no safe level of exposure to secondhand smoke. More than 54% of Colorado adults who live in multiunit housing report smoke drifting into their apartment. 22
“ The scientific evidence is now indisputable: secondhand smoke is not a mere annoyance. It is a serious health hazard that can lead to disease and premature death in children and nonsmoking adults. ” 23 Former U.S. Surgeon General Richard Carmona, 2006
Electronic (or e-cigarettes) emit secondhand aerosols with harmful chemicals that are harmful to health like benzene, formaldehyde, isoprene, nicotine, n-Nitrosonornicotine, and toluene. Secondhand smoke from marijuana can cause lung irritation, asthma attacks, and higher risk for respiratory infections. Exposure to the chemicals in secondhand smoke have been linked to lung cancer. 25
Secondhand smoke cannot be controlled using ventilation or air- cleaning systems. Up to 50% of the air in multiunit housing may be re-circulated throughout an entire building. 26
“ At present, the only means of effectively eliminating the health risk associated with indoor exposure is to ban smoking activity. ” “ No cleaning, ventilation or air- cleaning technologies …control health risks from environmental tobacco smoke exposure in spaces where smoking occurs. ” 27 The American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE) sets the industry standards for ventilation.
Determine resident preferences with a short survey or make a management decision to pursue a no-smoking policy. Talk to other housing providers who have implemented no- smoking policies. Educate residents about the dangers of secondhand smoke and how smoking increases fire risks. 28
Communicate the policy terms, violation consequences, and effective date through meetings, in writing, and in person. Residents should sign all lease documents. Set up an enforcement protocol with management, staff, and contractors. 29 Consult an attorney to draft a policy that works for you and complies with local and state laws.
30 Provide stop-smoking resources like the Colorado Quitline at 800-QUIT-NOW or myquitpath.com.myquitpath.com Limit the phase-in time to no more than one year. Avoid grandfather clauses that allow continued smoking as these cause resident frustration and distrust of management, and these limit how you may advertise and enforce the policy.
A no-smoking policy should cover all types of smoking, including tobacco, marijuana, electronic cigarettes, and other forms of “vaporizing.” “Being organized with a written plan and time line made it easier to implement a no-smoking policy.“ Christine Smith-Dyer, former Asset Manager Northeast Denver Housing 31
Smoking should be prohibited: In all indoor areas and units. On balconies, patios, and porches. At all outdoor common areas. At least 25 feet away from any part of a building. 32
Using “no-smoking” or “nonsmoking” is more appropriate to describe a policy if smoking is allowed on balconies, patios, porches or in designated areas on the property. Why? Residents and staff may still be exposed to secondhand smoke which could lead to fair-housing or other legal complaints. 33
Using “smoke-free” is appropriate if smoking is prohibited everywhere on the property. The number of smoke-free listings at mysmokefreehousing.com has increased significantly. Useful for LEEDs or green point credits. Easier to enforce and reduces complaints. 34
350 apartment buildings and two condos. All properties managed by Shea and McWhinney. Five Section 8 and 14 senior communities. The Carbondale Housing Authority. A 50-unit Longmont Housing Authority property. 35 AMLI at Inverness in Englewood is a 309-unit community that has been 100% smoke-free since July 2008.
Communicate the policy to prospective residents, employees, and visitors. Use posters and newsletters as well as advertisements. Be clear that guests and staff need to follow the policy. Visit the property frequently at different times to observe compliance and establish a protocol for dealing with violations. 36
Document and investigate complaints promptly and take action to ensure compliance. Offer residents a safe and anonymous way to report violations. Maintain good sign placement throughout the property and include signs in different languages as necessary. Thank your staff, managers, and residents for their cooperation and help. 37
The Indoor air quality will be healthier for everybody and protects everyone from the exposure to secondhand smoke. Safety — lower fire risks for residents and families. Everybody is welcome — people who smoke are welcome but will have to step outside and away from the building to smoke Less building damage and maintenance — may help management keep rental rates stable Respect for your neighbors — smoke has no boundaries. 38
Review the governing documents. Educate the homeowners association ’ s board and make a proposal. A percentage of the owners may have to vote and approve any rule changes. Make changes to the governing documents and file them with the appropriate governing body. 39
Now Available: The 2014 Colorado Guide to Establishing No-Smoking Policies in Multiunit Housing. Obtain free copies at ordertheguide.org or call GASP at 303-444-9799. ordertheguide.org Download at mysmokefreehousing.org. mysmokefreehousing.org 41
All Your Smoke-Free Housing Resources Under One Roof Tips on how to implement a policy. Sample leases and resident surveys. HUD toolkits and memos. Enforcement tips, free signs, other web resources. Health information about secondhand tobacco and marijuana smoke. 42
MySmokeFreeHousing.com Lists thousands of multiunit residential buildings in Colorado with no-smoking policies for their entire building or property. Offers a free listing to publicize your buildings. TobaccoFreeCO.org Provides information about the Colorado Clean Indoor Air Act. COHealthResources.org Provides free signs and other materials. 43
We welcome the opportunity to help you as much as we can. We are eager to learn more about the housing industry and welcome your expertise, feedback, insights, and advice. 44
Local or state tobacco-prevention programs may be able to assist housing providers with: Surveys and implementation steps. Sample policies and educational materials. Guidance and assistance. Smoking-cessation resources and information. 45
46 Pete Bialick Group to Alleviate Smoking Pollution (GASP of Colorado) 303-444-9799 gaspforair.org Jill Bednarek, MSW Colorado Department of Public Health and Environment 303-692-2475 colorado.gov/cdphe/A35-tobacco