Implementing a smoke-free policy is legal,
enforceable and easier than you think. 


Increasingly, more and more landlords are adopting smoke-free policies and not looking back. Smoke-free policies attract tenants, minimize maintenance costs, reduce fire risks and decrease the potential for legal liability due to exposing residents to the hazards of second-hand smoke.


As the landlord or property manager of private or public housing, you have the legal right to designate all or part of your building(s) as smoke-free - including individual units and balconies - to protect your property and the health and safety of residents. This section is based on best-practices and includes steps for creating smoke-free policies for new and existing private rentals and non-profit housing, as well as steps for addressing complaints of second-hand smoke while transitioning to smoke-free status. It also includes useful information and practical resources to help you succeed.

Implementing a smoke-free policy is legal, enforceable and easier than you think. 


Increasingly, more and more landlords are adopting smoke-free policies and not looking back. Smoke-free policies attract tenants, minimize maintenance costs, reduce fire risks and decrease the potential for legal liability due to exposing residents to the hazards of second-hand smoke.


As the landlord or property manager of private or public housing, you have the legal right to designate all or part of your building(s) as smoke-free - including individual units and balconies - to protect your property and the health and safety of residents. This section is based on best-practices and includes steps for creating smoke-free policies for new and existing private rentals and non-profit housing, as well as steps for addressing complaints of second-hand smoke while transitioning to smoke-free status. It also includes useful information and practical resources to help you succeed.

Steps to Implement

How to Implement
a Smoke-Free Policy

Existing & New Market Rate
Multi-Unit Housing

How to Implement a Smoke-Free Policy

Existing & New Market-Rate Multi-Unit Housing

For NEW residential market-rate developments, designating the building as smoke-free is easy to do and makes good business sense. This will have the biggest impact on reducing cleaning costs, fire risks and creating a healthier and safer home for residents. Plus, all your tenancies will be new, so there's no grandfathering units to deal with. You can simply designate individual units, balconies and the entire property 100% smoke-free from the get-go. Plus, demand is strong for smoke-free housing in BC ,so you'll have no problems attracting renters who want and need to live in a smoke-free home.

For NEW residential market-rate developments, designating the building as smoke-free is easy to do and makes good business sense. This will have the biggest impact on reducing cleaning costs, fire risks and creating a healthier and safer home for residents. Plus, all your tenancies will be new, so there's no grandfathering units to deal with. You can simply designate individual units, balconies and the entire property 100% smoke-free from the get-go. Plus, demand is strong for smoke-free housing in BC ,so you'll have no problems attracting renters who want and need to live in a smoke-free home.


Implementing a smoke-free policy for EXISTING residential market-rate buildings is easier than you think.  While existing tenants must be grandfathered during the length of their tenancy, you can ‘phase-in’ the smoke-free policy as existing tenants vacate the premises. Over time, your building will be converted to 100% smoke-free status. Remember that while your building is transitioning to smoke-free status, you will still need to address complaints about second-hand smoke infiltrating units from grandfathered units. It's best to alert all new tenants that the building still has units that allow smoking, so they can make informed choices about renting in a transitioning building.

Implementing a smoke-free policy for EXISTING residential market-rate buildings is easier than you think.  While existing tenants must be grandfathered during the length of their tenancy, you can ‘phase-in’ the smoke-free policy as existing tenants vacate the premises. Over time, your building will be converted to 100% smoke-free status. Remember that while your building is transitioning to smoke-free status, you will still need to address complaints about second-hand smoke infiltrating units from grandfathered units. It's best to alert all new tenants that the building still has units that allow smoking, so they can make informed choices about renting in a transitioning building.

3 Easy Steps to Go Smoke-Free

Here are steps for developing and implementing your smoke-free policy, including sample policies, tenant communications and other tools to help you successfully go smoke-free.

  • Step 1: Develop Your Policy

    • Identify where smoking will NOT be permitted in the building. For example, specify that smoking is prohibited:
    1. inside all apartment units;
    2. on balconies and patios (A major source of smoke infiltration comes from smoking on balconies);
    3. the entire outside property.  
    • Identify who the policy applies to including: tenants, guests, staff, and service personnel. Tenants are responsible for advising visitors about the smoking ban.
    • OPTIONAL: If you choose to designate a smoking area outside on the property, be sure it is at least 9 metres from doorways, windows and air intakes. 

    SAMPLE SMOKE-FREE POLICY FOR INCLUSION IN TENANCY AGREEMENTS:


    "It is a material term of this Tenancy Agreement that smoking is prohibited in the rental unit, on outdoor balconies or on the entire property. For the purpose of this Agreement, “smoke” means releasing into the air, gases, particles, or vapors as a result of combustion, electrical ignition or vaporization of a substance including but not limited to: tobacco, cannabis, heroin, crack, narcotics, e-juice, and vape juice, when the apparent or usual purpose of the combustion, electrical ignition or vaporization is human inhalation of the by-products."


  • Step 2: Implement Your Policy

    • Include Additional Terms to your Tenancy Agreements for all NEW tenancies that includes details of the non-smoking policy. (see Tools for sample No-Smoking Policy Addendum).
    • While you cannot ban smoking in existing tenancies, a tenant can consent to make changes to the tenancy by signing a no-smoking addendum to their current tenancy agreement.
    • If renewing a fixed term tenancy, ask tenants if they are willing to sign a no-smoking policy. Note: The Residential Tenancy Act does not permit a landlord to change any terms in a tenancy agreement without the tenant’s consent. This includes fixed term tenancy agreements that are renewed on expiry.
    • Request tenants initial the no-smoking clause when they sign the agreement. This makes it more difficult for them to claim they were unaware of the policy when they moved in.
    • If the building is transitioning to smoke-free status, add a Disclaimer to the Addendum to inform potential tenants that:
    1. There are ‘grandfathered’ tenants who are permitted to smoke and you can’t guarantee a 100% smoke-free environment until the transition is complete.
    2. While smoking is permitted in grandfathered units, complaints of second-hand smoke will still be addressed if it is interfering with their quiet enjoyment of the unit.
    • Inform resident managers and caretakers of the new policy. See Tools for sample Resident Manager Notification Letter.
    • Optional: Send Tenant Notification Letter (see Tools section) to your existing tenants explaining the new policy and confirm that the existing tenants will be grandfathered during the length of their tenancy. Also advise that all complaints of second-hand smoke from grandfathered units will still be investigated and addressed.
    • Post “no-smoking” signage in appropriate locations and the policy on the company website.

  • Step 3: Enforce Your Policy

    • Respond quickly and consistently to any breaches of the non-smoking policy. Lack of enforcement with one resident may hamper enforcement with others.
    • If notified of a violation of the non-smoking policy, obtain complaints in writing and get consent to use those written complaints at a dispute resolution hearing if warranted. 
    • Investigate the complaint, talk to the disruptive tenant, and if there is evidence that a breach of the no-smoking policy has occurred, issue a ‘Breach Letter’ (see Tools for sample letter) advising the tenant that: 
    1. They have breached a material term of the tenancy agreement and give specific examples of the breach;
    2. Be specific about how to resolve the problem and the time allotted to resolve the problem.  For example: “cease smoking anywhere on the residential property immediately” or “confine your smoking to the designated area of the property as noted in the Agreement immediately”; and
    3. Clearly state that failure to comply could result in the tenancy ending (eviction).
    • Document all violations, and conversations with the tenant in question and try to get witnesses who agree to testify to incidents of smoking by the tenant if necessary.
    • If the tenant fails to comply by the specified time, serve a ‘Notice to End Tenancy’ for cause using the appropriate Form.

    Continue to address complaints of second-hand smoke from grandfathered units:


    If your building is converting to smoke-free status, it is still important to address complaints of second-hand smoke migrating from ‘grandfathered’ units. All tenants are entitled to quiet enjoyment, and if smoke is causing a disturbance, landlords have a duty to act.

    Some steps to consider:

    • Clarify with managers and caretakers that while grandfathered tenants may be allowed to smoke in their units, complaints of second-hand smoke must still be addressed as potential breaches of Quiet Enjoyment.
    • If warranted, a landlord can issue a Notice to End Tenancy if it can be proven that the smoke is infiltrating the homes of other tenants, and there is evidence that the smoke infiltration is severe enough to cause an unreasonable disturbance. Note: it must be more than a temporary discomfort or inconvenience. This is especially important if a landlord is seeking to evict a tenant for cause. 

    For more detailed information, see Addressing Complaints of Second-hand smoke.


How to Implement
a Smoke-Free Policy

Affordable Multi-Unit Housing

How to Implement a Smoke-Free Policy

Affordable Multi-Unit Housing

We hear from many tenants living in affordable housing who are desperate for help to eliminate the excessive second-hand smoke infiltrating their homes from neighbouring units. Many of these residents have disabilities and medical conditions that are being worsened by the constant exposure to the smoke and they can’t get their landlords to resolve the problem. Some people have waited years to secure a subsidized unit, only to find themselves and their families overwhelmed by exposure to tobacco and cannabis smoke, jeopardizing their health and impacting their right to quiet enjoyment.


We hear from many tenants living in affordable housing who are desperate for help to eliminate the excessive second-hand smoke infiltrating their homes from neighbouring units. Many of these residents have disabilities and medical conditions that are being worsened by the constant exposure to the smoke and they can’t get their landlords to resolve the problem. Some people have waited years to secure a subsidized unit, only to find themselves and their families overwhelmed by exposure to tobacco and cannabis smoke, jeopardizing their health and impacting their right to quiet enjoyment.


We also hear from affordable housing providers that banning smoking in the affordable housing sector is a controversial issue and difficult to do. They recognize that for some tenants, it will be difficult to stop smoking inside their homes because of their addiction to nicotine. Further, some providers think that implementing a no-smoking policy is unfair to lower income people, especially when they already face multiple stresses, and this policy could be seen as unduly burdensome and unjust. Yet a smoke-free policy is not about targeting people who smoke, but a needed protection for vulnerable residents – children, elderly and people with disabilities and pre-existing medical conditions – who are more susceptible to the adverse health impacts of exposure to second-hand smoke.

We also hear from affordable housing providers that banning smoking in the affordable housing sector is a controversial issue and difficult to do. They recognize that for some tenants, it will be difficult to stop smoking inside their homes because of their addiction to nicotine. Further, some providers think that implementing a no-smoking policy is unfair to lower income people, especially when they already face multiple stresses, and this policy could be seen as unduly burdensome and unjust. Yet a smoke-free policy is not about targeting people who smoke, but a needed protection for vulnerable residents – children, elderly and people with disabilities and pre-existing medical conditions – who are more susceptible to the adverse health impacts of exposure to second-hand smoke.

At present there are only a handful of smoke-free choices in the affordable housing market for British Columbians who want and need a smoke-free home. It could be argued that the lack of smoke-free choice is discriminatory, given the disproportionate burden of chronic disease and disability faced by low-income British Columbians. A safe and smoke-free environments should be a basic right for all people, but especially for those who don't have any other housing options.


Further, it should be emphasized that a smoke-free policy in affordable housing is NOT about denying occupancy to anyone who smokes, evicting smokers from their homes, or forcing smokers to quit. An individual’s smoking status should not be used to determine eligibility for applying for or residing in affordable housing. Current and prospective tenants need to know that they are allowed to smoke, just not in the areas that have been designated non-smoking.


In consultation with the BC Non-Profit Housing Association, our organization worked with a small number of non-profit housing providers to pilot the implementation of smoke-free policies in existing residential buildings. Based on the results of this pilot, we developed procedures outlined in this section tailored to the affordable  housing sector. However, adopting a no-smoking policy for affordable housing involves many of the same steps suggested for existing market-rate buildings in the previous section, plus a few additional considerations.

4 Steps to Go Smoke-Free

The pdf document for printing  below these drop-down fields contains a more detailed description of the 4 steps for going smoke-free.

  • Step 1: Communicate With Residents

    • Send a letter to current tenants explaining your plans to implement a no-smoking policy (see sample letter in Tools section)
    • Explain reasons for such a policy, including reduced risk of fires, protection of resident health, and high demand for smoke-free housing.
    • Reassure existing tenants who smoke that they will not be evicted. Existing tenants without a non-smoking clause in their tenancy agreement will be 'grandfathered'.
    • Consider conducting a tenant survey to gather information on the prevalence of the problem and attitudes toward the issue. This will help inform the type of policy you develop and the issues that need to be addressed or clarified with residents. See website for sample survey
    1. Number and location of units that permit smoking inside the home.
    2. Percent of residents who experience smoke infiltration from neighbouring units or balconies. 
    3. Percent of residents who support transitioning to a smoke-free building. 
    • Consider organizing a resident meeting to address benefits, concerns and next steps.

  • Step 2: Develop Your Policy

    • Identify where smoking will NOT be permitted in the building. For example, specify that smoking is banned: 
    1. Inside all apartment units;
    2. On balconies and patios; (A major source of smoke comes from smoking on balconies)
    3. Anywhere on the the interior property, including but not limited to hallways, elevators, parking garages, electrical and mechanical rooms, stairs, storage locker areas; 
    4. On the entire property.
    • OPTIONAL: to accommodate residents that smoke, you may want to designate a smoking area outside on the property, at least 9 metres from doorways, windows and air intakes.
    • Identify who the policy applies to including tenants, guests, staff, and service personnel. Tenants are responsible for advising visitors about the smoking ban.

    Sample No -Smoking Policy for inclusion in Tenancy Agreements:


    It is a material term of this tenancy agreement that smoking is prohibited in the rental unit, on outdoor balconies or on the entire property. For the purpose of this Agreement, “smoke” means releasing into the air, gases, particles, or vapors as a result of combustion, electrical ignition or vaporization of a substance including but not limited to: tobacco, cannabis, heroin, crack, narcotics, e-juice, and vape juice, when the apparent or usual purpose of the combustion, electrical ignition or vaporization is human inhalation of the by-products. 


    Visit the Landlord Tools & Resources section of the website for a Sample No-Smoking Policy. 


  • Step 3: Implement Your Policy

    • Choose an effective date to implement the policy and notify existing residents of the final policy. Reassure existing tenants that they will be exempted from the policy, but that complaints of second-hand smoke will still be investigated and addressed. 
    • Include Additional Terms to your tenancy agreements for all NEW tenancies to include details of the non-smoking policy.
    • Amend your tenancy agreements for all NEW tenancies to include the new policy.
    • Add a Disclaimer to the Addendum to inform potential tenants that: (Optional)
    1. There are ‘grandfathered’ tenants who are permitted to smoke and you can’t guarantee a 100% smoke-free environment until the transition is complete.
    2. While smoking is permitted in grandfathered units, complaints of second-hand smoke will still be addressed if it is interfering with their quiet enjoyment of the unit.
    • While you cannot ban smoking in existing tenancies, a tenant can consent to make changes to the tenancy by signing a no-smoking addendum to their current tenancy agreement.
    • If renewing a fixed term tenancy, ask tenants if they are willing to sign a no-smoking policy. Note: The Residential Tenancy Act does not permit a landlord to change any terms in a tenancy agreement without the tenant’s consent. This includes fixed term tenancy agreements that are renewed on expiry.
    • Request tenants initial the no-smoking clause when they sign the agreement. This makes it more difficult for them to claim they were unaware of the policy when they moved in.
    • Notify people on the waiting list of your new no-smoking policy.
    • Consider incentives such as reduced rent, to encourage existing tenants to: 
    1. Sign a no-smoking policy Addendum. 
    2. Agree to smoke outdoors.
    3. Consider moving to one of your other buildings where smoking is permitted.
    • Educate staff about the new policy and ensure that complaints of unreasonable second-hand smoke will still be addressed.
    • Advertise the units as no-smoking and post “no-smoking” signage on the property and the company website. 

  • Step 4: Enforce Your Policy

    • Develop an enforcement plan that outlines specific procedures for breaches of the no-smoking policy so that all violations are enforced in a consistent manner. 
    • Educate staff on the enforcement procedures, and instruct them to enforce breaches of the policy promptly and consistently. Lack of enforcement with one resident may hamper enforcement with others. (Just like they would with any other breach of the tenancy agreement, such as no pets, loud music, etc).
    • Once notified of a breach of the non-smoking policy, obtain complaints in writing, if possible, in case further action is warranted. 
    • Talk to the tenant that is causing the disruption and try to achieve a verbal agreement for the tenant to comply with the no-smoking policy. Go over the no-smoking policy with the tenant.
    • If agreement is reached, it can be helpful to put it in writing for future reference. Have the tenant sign a copy of the dated letter from the landlord to tenant, confirming the discussion and the tenant’s agreement to abide by the no-smoking policy. 
    • If non-compliance continues, issue a ‘breach letter’ advising the tenant that:
    1. They have breached a material term of the tenancy agreement and give specific examples of the breach;
    2. Be specific about how to resolve the problem and the time allotted to resolve the problem. For example: 
“cease smoking anywhere on the residential property immediately” or “confine your smoking to the designated area of the property as noted in the Agreement immediately”; and
    3. Clearly state that failure to comply could result in the tenancy ending (eviction).
    • Document all violations, and conversations with the tenant in violation, and try to get witnesses who agree to testify to incidents of smoking by the tenant if necessary.
    • If the tenant fails to comply by the specified time, serve a ‘Notice to End Tenancy’ for cause using the appropriate Form.
    • If the tenant disputes the notice, the landlord must provide evidence to prove the reasons for ending the tenancy, so it is imperative to document all actions taken. 

    Continue to address complaints of second-hand smoke from grandfathered units.


    While your building is transitioning to smoke-free status, it is still important to address complaints of second-hand smoke migrating from ‘grandfathered’ units. All tenants are entitled to quiet enjoyment, and if smoke is causing a disturbance, landlords have a duty to act.


    For more detailed information on addressing second-hand smoke complaints from grandfathered units, click here: Addressing Complaints

Jurisdictions in Canada

That Banned Smoking in

Affordable Multi-Unit Housing

How to Address Complaints of Second-Hand Smoke

Breathing unwanted smoke is more than an inconvenience

Over one-half of residents who live in multi-unit housing have experienced unwanted tobacco and cannabis smoke infiltrating their homes from neighbouring units or balconies. The intrusion of toxic smoke is more than an inconvenience. It is a serious health hazard that causes heart disease, respiratory illnesses and cancer in non-smokers. It is also hazardous for the thousands of British Columbians living with pre-existing medical conditions that are worsened by exposure to second-hand smoke.

Tenants have a right to Quiet Enjoyment

Under the Residential Tenancy Act, all tenants are entitled to quiet enjoyment, which includes the right to be free from unreasonable disturbances. This could include being free from breathing toxic substances such as second-hand smoke on a frequent and on-going basis. Courts and Tribunals in BC have found that second-hand smoke can constitute a breach of quiet enjoyment, even in buildings where smoking is allowed in private units and/or on balconies.


Landlords have a duty to address second-hand smoke complaints

Regardless of whether smoking is permitted on the premises, a landlord has a duty to address all complaints of second-hand smoke. Landlords should be aware that the ability to smoke is not absolute, and is limited by the right to quiet enjoyment of neighbouring tenants. In many cases landlords are reluctant to address complaints about second-hand smoke where smoking is permitted in some or all rental units. But they would be wrong to assume that they have no authority to address these complaints. Addressing the issue of second-hand smoke is similar to addressing the issue of loud music. While playing music is allowed in private units, when it’s played too loudly and significantly interferes with the quiet enjoyment of other tenants, landlords can take steps to stop this intrusion, including last resort steps to end the tenancy.

 

If tenants can show that second-hand smoke is causing an unreasonable disturbance, threatening their health and substantially interfering with the enjoyment and use of their home, then landlords have a duty to take all reasonable steps to resolve the problem. Further, Landlords are subject to claims under Section 8 of the Human Rights Code, which states that everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space. if a tenant can show that they have a medical condition or disability that is negatively impacted by exposure to second-hand smoke, that tenant could establish a case of discrimination. Once discrimination is established, the onus shifts to the landlord to justify its actions, including showing that it has accommodated the complainant up to the point of undue hardship.


Increasingly, smoking complaints are ending up before the Residential Tenancy and Human Rights Tribunals, where landlords have been found liable for failing to deal with second-hand smoke complaints and ordered to pay costs. Given the costs associated with investigating and attending tribunals, landlords may want to consider implementing a 100% smoke-free policy, a definite  win/win for landlords and residents. See the section above on implementing a 100% smoke-free policy.


This section provides steps and useful resources for landlords to adequately respond to complaints of second-hand smoke.


Steps to Address Second-Hand Smoke Complaints

  • Step 1: Investigate Complaints

    Collect information from the complainant to determine if the smoke constitutes a breach of quiet enjoyment. The question of whether a complaint constitutes a breach of quiet enjoyment can be challenging, but is based on what an ordinary, reasonable person would consider being a nuisance: 


    • Is the smoke entering the unit happening on a regular and on-going basis?
    • Is the smoke ingress unreasonably interfering with the use and enjoyment of the premises? For example, are certain rooms uninhabitable at times, are they unable to open windows or use the balcony due to smoke, etc.
    • Does the complaint experience negative health impacts from exposure to the smoke?
    • If the complainant has a pre-existing health condition or disability, request medical information to understand the need for possible accommodation, in accordance with the Human Rights Code. For more information on responding to accommodation requests Click here.
    • Has the complainant taken action to mitigate the impact of the problem?

    Attend the complainant’s unit to experience the smoke ingress first hand. Sometimes it is difficult to identify the various smoke pathways, so a landlord could request entry to a unit to inspect the property, with proper notice. Inspections would seek to:


    • Determine the presence and severity of smoke entering the complainant’s unit. This could mean attending the unit at various times of the day or night when the smoke is occurring.
    • Identify the source of the smoke ingress if possible, and whether the neighbouring tenants or their guests are responsible for the smoke ingress;
    • Identify if and how the smoke ingress could be mitigated or prevented.
    • If the source of the smoke cannot be determined, consider hiring an air quality specialist to submit a report on the source of ingress and recommendations to eliminate the problem. 

  • Step 2: Consider Negotiated Solutions

    • If the evidence confirms the smoke constitutes a nuisance, take the lead in exploring possible solutions to eliminate the impact on affected residents. Do not put the onus on the complainant to find a solution.
    • Explore remedies to minimize smoke transfer such as weather-stripping around doors/windows, ensuring building ventilation works efficiently, insulating air spaces around pipes and electrical outlets.
    • Seek recommendations from an air quality specialist if necessary.
    • Work with all parties to attempt an amicable solution. It’s possible that the smoker doesn’t understand the extent of the problem and may be amenable to changing or stopping the behaviour. This would include agreeing to stop smoking inside the unit or on the balcony if confirmed sources of smoke ingress.
    • Consider creating a designated smoking area outside on the building property at least 9 metres away from windows, doors or air intakes. Some landlords have built gazebos for their smoking residents.
    • Consider converting your building to 100% smoke-free status. While existing tenants must be 'grandfathered', you can ‘phase-in’ the no-smoking policy as existing tenants vacate the premises, and make all future tenancies smoke-free. Click here for how to convert to a smoke-free building.
    • If your building is currently converting to smoke-free status, it is still important to address complaints of second-hand smoke migrating from ‘grandfathered’ units. 

  • Step 3: Implement Enforcement Procedures

    • If a negotiated solution cannot be achieved, and it is determined that the smoke ingress constitutes a breach of quiet enjoyment, commence enforce procedures in accordance with the Residential Tenancy Act.  
    • Issue a 'breach letter' advising the tenant that: (See Tools for sample letter)
    1. They have breached a material term of the tenancy agreement and give specific examples of the breach;
    2. Be specific about how to resolve the issue and when it must be resolved. For example: “cease smoking anywhere on the residential property immediately” or “confine your smoking to the designated area; and
    3. Clearly state that failure to comply could result in the tenancy ending (eviction).
    • Issue a Notice to End Tenancy as a last resort if violations continue. Ensure you have sufficient evidence and witnesses to support your actions. Click here for the appropriate Form.

pdf download - LANDLORDS - How to Address Second-Hand Smoke Complaints - for printing

Laws & Legal Information

It's Your Choice & Completely Legal

We hear from many landlords that they would love to implement a smoke-free policy in their buildings, but are concerned they would be difficult to enforce. Others are under the mistaken impression that no-smoking policies are discriminatory. The good news is that smoke-free policies are legal, non-discriminatory AND enforceable.

A non-smoking policy does not exclude people who smoke; they simply must comply with the no-smoking policy on the premises. Just as you can prohibit pets or barbeques in your rentals, you can also have a policy that bans smoking inside units, balconies and the entire property. Going smoke-free protects your investment, and the health of your residents.


This section describes provincial legislation and local government bylaws that govern smoking in residential buildings in BC.

Provincial legislation:


  • Municipal Bylaws:
  • Many local governments have Smoke-Free Bylaws to restrict smoking in public places, and some laws are stricter than provincial legislation.


  • Enforcement of government smoke-free legislation


  • Case law highlights & common questions on second-hand smoke in multi-unit housing

BC Laws

This section provides a brief description of the laws and regulations that govern smoking in residential multi-unit housing in BC.

  • Tobacco and Vapour Products Control Act

    In most jurisdictions across Canada, including British Columbia, smoking is banned in all indoor public places and workplaces, including restaurants and bars. (The smoking ban in workplaces also applies to apartment units when workers are painting or conducting renovations). 


    While there are no provincial laws that regulate smoking in private residences of multi-unit housing, BC enacted legislation to ban smoking in common areas and entrances of apartment buildings and condominiums.


    Under the Tobacco and Vapour Products Control Act and Regulation, smoking is banned in apartments and condominiums in common enclosed areas, including:

    • Elevators, hallways, parking garages, party or entertainment rooms, laundry facilities, lobbies; and
    • Within 6 metres (buffer zones) of a doorway, open window or air intake of common enclosed areas.

    Important Clarification: This legislation does not apply to individual units or balconies in apartments or condominiums. It specifically avoids any attempt to regulate smoking in private residences.


    Note: You may live in a community/municipality that has greater restrictions on smoke/vape use. 

    For instance, some communities have buffer zones that are larger than 6 metres or they may ban use on outdoor spaces, such as beaches or playgrounds. Whichever requirement is more restrictive - that is the requirement you must follow.  


    Read more about Tobacco and Vapour-Free Places 

  • Cannabis Control and Licensing Act and regulations

    On October 17, 2018 the federal government legalized non-medical cannabis in Canada under the federal Cannabis Act. British Columbia changed the provincial Residential Tenancy Act so that:


    1. For tenancy agreements signed before October 17, 2018:

    • cannabis smoking is banned for non-medical purposes (but not vaping) under existing leases that already ban smoking tobacco, and
    • the personal cultivation of non-medical cannabis is prohibited.

    2. For tenancy agreements entered into after October 17, 2018, landlords must include specific additions to the tenancy banning cannabis smoking, vaping and cultivation of non-medical cannabis. 


    For more information, click here.

  • Residential Tenancy Act

    Landlords can legally ban smoking in tenancy agreements

    Residential tenancy relationships in BC are governed by the Residential Tenancy Act. In compliance with the Act, a landlord can include additional terms in all new tenancy agreements to ban smoking in all units, balconies and the entire residential property. For existing tenancies, landlords can add an addendum to the current tenancy agreement to ban smoking if agreed upon by the tenant. It is perfectly legal.

     

    All tenants have a right to quiet enjoyment

    If a Tenancy Agreement does not include a no-smoking clause, tenants are allowed to smoke in their units. However, tenants do not have unfettered rights to smoke. According to Section 28 of the Act, tenants are entitled to quiet enjoyment, which includes the right to be free from unreasonable disturbances. If tenants complain of unreasonable disturbances due to second-hand smoke infiltrating their units, a landlord has a responsibility to take steps to address the problem. 


    While the law does not specifically mention second-hand smoke as grounds for a breach of quiet enjoyment, there is case law establishing that if second-hand smoke is causing a significant interference to other tenants, it can constitute a breach of quiet enjoyment.  


    For more information, see case law highlights below and Addresing second-hand smoke complaints.


  • BC Human Rights Code & duty to accommodate

    The Human Rights Code is a BC statute that protects the public against various prohibited forms of discrimination, including discrimination based on a disability. In a housing context, landlords are subject to claims under Section 8 of the Code, which states that everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space. 


    Under the Code, if a tenant can show that they have a disability or medical condition that is negatively impacted in relation to provision of services (housing) by the landlord as a result of that disability, they could establish the proof needed for a case of discrimination. Once the tenant establishes discrimination, the onus shifts to the landlord to justify their actions, including proof that they have accommodated the tenant up to the point of undue hardship. 


    More and more tenants are applying to the Human Rights Tribunal on the basis that the landlord did not take reasonable steps to resolve a problem of second-hand smoke infiltrating the tenant’s unit from neighbouring units. A tenant who suffers from a disability that is exacerbated by second-hand smoke, such as asthma or heart disease, could take the position that the landlord has a responsibility to limit or ban smoking in order to accommodate the tenant’s disability. 


    On the flip side, while people who smoke are not a protected class nor recognized as having a disability under the Canadian Charter of Rights and Freedoms, it’s possible that a person who smokes could claim their addiction to nicotine is a disability and seek accommodation to smoke, despite causing a nuisance or violating an existing no-smoking policy. However, in a residential situation, even if people who smoke were found to be a protected group on the basis of their addiction, they would be under a duty to co-operate with alternative solutions for their addiction that does not expose neighbours to the extreme health hazards associated with exposure to second-hand smoke. In balancing the rights of residents, the landlord could argue enforcing the no-smoking policy or breach of quiet enjoyment is reasonably justified on the basis of protecting residents from the known harms of second-hand smoke. 


    To accommodate smokers, the landlord could consider options that won’t compromise the health or enjoyment of other residents, such as designating an outdoor smoking area or obtaining nicotine through alternative means that do not emit second-hand smoke, such as nicotine gum, patches, lozenges or nicotine inhalers. After all, it is the nicotine that is addictive – not the act of smoking. 


    While there is plenty of case law finding landlords and strata corporations liable for failing to accommodate residents with disabilities adversely affected by exposure to second-hand smoke, there is currently no legal precedent that we know of that repeals a no-smoking policy to accommodate a resident with a nicotine addiction.


    For more information, see case law highlights below. 


    Note: This information is for information purposes only and should not be relied upon as legal advice.


  • Municipal Smoke-Free Bylaws

    Municipal governments have the authority to ban or restrict smoking in public places within their geographic limits, and to create smoking bylaws that exceed Provincial smoke-free regulations. In fact, many local governments such as Campbell River, Penticton, Prince George, Vancouver, Victoria, Whistler, and Williams Lake have bylaws to restrict smoking in public places.


    With regard to multi-unit housing, some municipalities have enacted stronger buffer zone requirements than the province, including Vancouver, Surrey, Richmond and the Capital Regional District.  To enforce these stricter buffer zone restrictions, complaints should be made to the municipal bylaw enforcement department.


    It should also be noted that municipalities in BC could pass bylaws regulating smoking in apartment and condominiums, though none have to date. The City of St. John’s in Newfoundland and Labrador recently adopted non-smoking rules for all its non-profit housing. The rule means that tenants who sign tenancy agreements with the City will have to agree not to smoke inside their units. The rules do not apply to existing tenants, who may continue to smoke in their units until they vacate the premises.

  • Enforcement of Government Smoke-Free Legislation

    Owners and managers are responsible to take reasonable steps to prevent people from smoking/vaping within the six metre buffer zone on their property. The legislation does not apply to the private rental units or balconies, but does apply to areas that are common to all tenants, workers and guests of the building.


    Tips for ensuring compliance with provincial smoke-free legislation:

    • Notifying residents of the smoke-free areas;
    • Posting no-smoking signage
    • Removing ashtrays from areas where smoking is banned
    • Ensuring smokers keep at least 6 meters away from the building doorways, windows or intakes (unless the municipal bylaw is stricter)

    If a Landlord is not able to enforce the legislation, they should contact their local Health Authority, and ask for a representative in the tobacco control area. Tobacco Enforcement Officers through the various Health Authorities are charged with the day-to-day enforcement of BC tobacco control legislation.

     

    Note: Where municipal bylaws are stricter than provincial legislation, unresolved complaints should be made to the municipal bylaw enforcement department.

     

    Read more about enforcing BC tobacco laws.

Case Law Highlights
on Second-Hand Smoke
in Multi-Unit Housing

Case Law Highlights on Second-Hand Smoke in Multi-Unit Housing

More and more complaints about smoking in multi-unit housing are ending up before the BC Residential Tenancy Branch, the Human Rights Tribunal or the Civil Resolution Tribunal. This is both time-consuming and costly for housing providers in the multi-unit housing sector. Increasingly, tribunals are recognizing that second-hand smoke can constitute a breach of quiet enjoyment given the overwhelming evidence that second-hand smoke poses serious health risks. Landlords and strata corporations have been ordered to pay costs to residents for failing to address second-hand smokie infiltrating their units. Further, if exposure to second-hand smoke negatively impacts a person suffering from a pre-existing medical condition, then the housing provider may be faced with a human rights complaint. 

Landlords Can Be Held Liable

More and more complaints about smoking in multi-unit housing are ending up before the BC Residential Tenancy Branch, the Human Rights Tribunal or the Civil Resolution Tribunal. This is both time-consuming and costly for housing providers in the multi-unit housing sector. Increasingly, tribunals are recognizing that second-hand smoke can constitute a breach of quiet enjoyment given the overwhelming evidence that second-hand smoke poses serious health risks. Landlords and strata corporations have been ordered to pay costs to residents for failing to address second-hand smokie infiltrating their units. Further, if exposure to second-hand smoke negatively impacts a person suffering from a pre-existing medical condition, then the housing provider may be faced with a human rights complaint. 

Remember that smoke-free policies restrict smoking - not smokers. A smoke-free policy does not mean you can't rent to smokers; they just have to smoke outside, which many smokers already choose to do. Further, while smoking remains a personal choice among adults, non-smokers have not made this choice, and have the right not to be exposed to toxic smoke in their homes. Landlords have the right to set limits on how residents use the property, and banning smoking is similar to banning pets, gas barbeques or restricting noise. A smoke-free policy is another way for landlords and property managers to protect resident health, reduce disturbances to residents and protect their property.


As a result of decisions supporting resident's rights to be protected from exposure to second-hand smoke, increasing numbers of housing providers are choosing to implement 100% smoke-free policies. Here are a few decisions that support this choice:


  • Bowker v. Strata Plan NWS 2539, 2019 BC Human Rights Tribunal: A strata was ordered to pay $7500 for failure to accommodate an owner with a disability that was negatively impacted by exposure to second-hand smoke.



  • BC Residential Tenancy Branch: Dispute codes: CNC, FF October 19, 2015: Landlord’s notice to terminate tenancy upheld due to cannabis second-hand smoke nuisance – despite there being no term in the tenancy banning smoking - and the offending tenants claimed they had approval for medical cannabis. The landlord established sufficient cause to end the tenancy of the smoking tenants and dismissed the smoking  tenant’s application to cancel the Notice To End Tenancy.



  • The Owners, Strata Plan LMS 2900 v. Mathew Hardy, 2016 BC Civil Resolution Tribunal: upheld a Non-Smoking Bylaw banning the smoking of medical cannabis. An owner sought accommodation for his disability and be exempted from the bylaw. The Tribunal found that there was no reason he couldn’t ingest his medicine rather than smoke it and was ordered to refrain from smoking in his unit and the entire property.


For more information on the benefits of going smoke-free, visit Why Go Smoke-Free.


For more examples of case law on second-hand smoke, see the pdf below this section for Case Law Highlights: Second-Hand Smoke Complaints in Strata Complexes. Many of these cases are used to support tenants or landlords who have applied to the Residential Tenancy Branch or the Human Rights Tribunal for restitution.

Common Questions

This section provides information on common questions we receive from landlords about creating smoke-free policies, addressing complaints of second-hand smoke and legal implications of enforcing breaches of quiet enjoyment related to second-hand smoke. 


NOTE: This section is for informational purposes only and should not be considered legal advice.

  • Is it legal for a Landlord to create a smoke-free policy?

    Yes. Landlords have the legal right to designate specific apartment units, houses, secondary suites or entire buildings as smoke-free and advertise the smoke-free status to the public.


    Landlords may legally include “no-smoking” clauses in all new tenancy agreements to ban smoking in individual units, outdoor patios and balconies, or any areas of the residential property. All existing tenants must be “grandfathered” (exempted) during the length of their tenancy or unless they consent in writing to the new policy. 


    Here is sample wording for a no-smoking clause in a tenancy agreement in BC:


    "It is a material term of this Tenancy Agreement that smoking is prohibited in the rental unit, on outdoor balconies or on the entire property. For the purpose of this Agreement, “smoke” means releasing into the air, gases, particles, or vapors as a result of combustion, electrical ignition or vaporization of a substance including but not limited to: tobacco, cannabis, heroin, crack, narcotics, e-juice, and vape juice, when the apparent or usual purpose of the combustion, electrical ignition or vaporization is human inhalation of the by-products."


  • Do provincial or municipal governments have smoke-free laws that apply to residential buildings?

    Under the Tobacco and Vapour Products Control Act and Regulation, smoking is banned in apartments and condominiums in common enclosed areas, including:


    • Elevators, hallways, parking garages, party or entertainment rooms, laundry facilities, lobbies; and

    • Within 6 metres (buffer zones) of a doorway, open window or air intake of common enclosed areas.


    Landlords are responsible to take reasonable steps to prevent people from smoking/vaping in common areas of apartment buildings and within the six-metre buffer zone of a doorway, open window or air intake on the property. The legislation does not apply to the private rental units or balconies, but does apply to areas that are common to all tenants, workers and guests of the building.


    If a landlord is not able to enforce the legislation, they should contact their local Health Authority, and ask for a representative in the tobacco control area. Tobacco Enforcement Officers through the various Health Authorities are charged with the day-to-day enforcement of BC tobacco control legislation.


    Note: Where municipal bylaws are stricter than provincial legislation (such as buffer zones) , unresolved complaints should be made to the municipal bylaw enforcement department.


    For more information, visit the BC Laws section.


  • If a landlord permits smoking in some or all of the units in a complex, what is their responsibility to address second-hand smoke complaints?

    Under the Residential Tenancy Act, all tenants are entitled to quiet enjoyment, which includes the right to be free from unreasonable disturbances. This could include being free from breathing toxic substances such as second-hand smoke on a frequent and on-going basis. Courts and Tribunals in BC have found that second-hand smoke can constitute a breach of quiet enjoyment, even in buildings where smoking is allowed in private units and/or balconies.


    Regardless of whether smoking is permitted on the premises or not, a landlord has a duty to address complaints of second-hand smoke. While tenants might be allowed to smoke on the premises, their right to smoke in a building is not absolute, and is limited by the right to quiet enjoyment of neighbouring tenants. 


    More and more residents are successfully applying to the Residential Tenancy Branch for restitution when their landlords fail to adequately resolve the problem of excessive and ongoing smoke infiltration. 


    Further, Landlords are subject to claims under Section 8 of the Human Rights Code, which states that everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space.  If a tenant can show that they have a medical condition or disability that is negatively impacted by exposure to second-hand smoke, that tenant could establish a case of discrimination and may have a right to accommodation under the Code. 


    Read our steps for addressing second-hand smoke exposure.

  • Does a Landlord have a duty to accommodate a resident with a disability adversely impacted by exposure to second-hand smoke under the Human Rights Code?

    Under Section 8 of the Human Rights Code, everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space. Landlords have a duty to accommodate a tenant’s disability, up to the point of undue hardship. 


    Regardless if a building has a no-smoking policy or not, the Landlord has a duty to take all reasonable steps accommodate any resident who has a legitimate medical condition that is adversely impacted by second-hand smoke.  If a tenant can prove that they have a medical condition or disability that is negatively impacted by exposure to second-hand smoke, they will establish a basic case of discrimination. Once discrimination is proven, then the onus shifts to the Landlord to justify its actions, including showing that it has accommodated the complainant up to the point of undue hardship. 


    Landlords also have a duty to address complaints of cannabis smoke, even in cases where a resident has been approved for medicinal cannabis. In the case of The Owners, Strata Plan LMS 2900 v. Mathew Hardy, 2016 BCCRT, the Civil Resolution Tribunal upheld a bylaw banning the smoking of medical cannabis. The Tribunal found there was no reason the respondent couldn’t ingest his medicine rather than smoke it to protect neighbouring residents from the harms of exposure to second-hand smoke.


    Read the case law highlights for more information.


  • Are non-smoking bylaws discriminatory?

    A Landlord on has the ability to adopt smoke-free policies that protect the health and safety of residents, and protect their property, as long as the policy does not conflict with federal or provincial laws. Adopting a smoke-free policy is similar to adopting other policies, such as a no-pets or no-barbecues policy.


    Smoking is a public health issue, and smokefree policies are not discriminatory because they do not prohibit anyone from renting a unit. An individual’s smoking status cannot be used to determine eligibility for applying for or residing in private or public housing complexes. They merely set rules for activities permitted on the property. A tenant’s status as a smoker or non-smoker is irrelevant. Current and prospective residents need to know that they are allowed to smoke, just not in the areas that have been designated non-smoking. 


  • If a tenant has approval for medical cannabis due to a disability, would a landlord with a smoke-free policy have to consider accommodation under the Human Rights Code?

    In a housing context, landlords are subject to claims under Section 8 of the Human Rights Code, which states that everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space. Landlords have a duty to accommodate a tenant’s disability, up to the point of undue hardship. 


    However, while Landlords may have a duty to accommodate residents who are using Health Canada approved medical cannabis due to a disability, Civil Resolution Tribunal and Human Rights Tribunal decisions have upheld no-smoking policies banning the smoking of medical cannabis. In balancing the rights of residents, Landlords have successfully argued that enforcing a no-smoking policy – or the right of non-smoking residents to quiet enjoyment - is reasonably justified on the basis of protecting residents from the known harms of second-hand smoke. To accommodate smokers, the landlord could consider options that won’t compromise the health or enjoyment of other residents, such as designating an outdoor smoking area or using edibles to ingest the cannabis rather than emitting second-hand smoke. 


    In 2015, a dispute resolution hearing at the Residential Tenancy Branch upheld a Landlord’s notice to terminate a tenant whose cannabis smoking caused a nuisance to other residents in the building. While the smoker claimed they had approval for medicinal marijuana, and there was no specific term in the tenancy that banned smoking, the arbitrator found that the cannabis smoke constituted a breach of quiet enjoyment for affected residents and that it impacted their health and use and enjoyment of their home. The tenancy of the cannabis user was terminated and the landlord was granted an order for possession.



    For more information, see case law highlights under legal information.


  • Is smoking a disability that Landlords with a no-smoking policy have to consider accommodating under the Human rights Code?

    In Canada, The Charter of Rights and Freedoms does not recognize addiction to nicotine as a disability. This issue has been considered numerous times throughout the years, and Canadian courts have consistently ruled – with one exception – that addiction to nicotine is not a disability. The one exception was a British Columbia labour-arbitration decision in an employment context. Cominco had banned smoking on the plant site, and while the labour-arbitration board found that heavily addicted smokers were disabled, it also recognized that the employer’s smokefree policy was reasonable and adopted to protect staff from a known health hazard. The matter was referred back to the parties to resolve how to accommodate the heavily addicted smokers, such as giving them more break time to reach the non-smoking area, and the Cominco’s smoking ban was maintained. 


    It’s possible a smoker could claim his/her nicotine addiction constitutes a disability under the BC Human rights Code and claim the Landlord has a duty to accommodate their smoking addiction. However, in balancing the rights of non-smoking residents, smokers would be under a duty to cooperate with alternative solutions for their addiction that do not expose residents to toxic smoke.  


    To accommodate smokers, the Landlord could consider options such as designating an outdoor smoking area or requesting that the smoker use nicotine replacement products that do not emit smoke, such as nicotine gum, inhalers or patches. It is in fact nicotine that is addictive – not the act of smoking - and there are many ways of managing an addiction to nicotine that do not pollute the air and adversely impact the health of neighbouring residents. 


  • Can a Landlord evict a tenant for smoking even if there is no specific non-smoking term in their tenancy agreement?

    If a tenancy agreement includes a smoke-free policy and a tenant violates the policy by smoking, this would be considered a breach of a material term of the tenancy, and could be grounds for eviction for cause.


    If a non-smoking term is not included in a tenancy agreement, there would still be grounds for eviction if the tenant’s smoking significantly interfered with the quiet enjoyment of other residents.  A landlord who is notified of a breach of quiet enjoyment due to second-hand smoke exposure, confirms that this is occurring and is causing a significant disturbance to the affected tenant(s), must take reasonable steps to ensure that the breach does not continue.


    While smoking might be permitted in a unit, the residents do not have unfettered rights to smoke. If the smoke in significant, ongoing and negatively impacting the quiet enjoyment of other residents, the landlord can take steps to address the problem, up to and including evicting for cause. The BC Residential Tenancy Branch Policy Guidelines state that the smoke infiltration must be severe enough to cause an unreasonable disturbance and not a mere temporary discomfort or inconvenience. It must be frequent and ongoing. This is especially important if a landlord is seeking to evict a tenant for cause.


    Landlords who have issued notices to terminate tenancy for cause where a tenant’s smoking has caused a nuisance to other residents in the building have been upheld at dispute resolution hearings at the Residential Tenancy Branch. 


    See case law highlights for more information.


  • Is there a market for smoke-free rental housing?

    Adopting a no-smoking policy will provide landlords with a unique marketing advantage in British Columbia. A 2018 survey of 833 British Columbians living in apartments and condominiums found that nearly two-thirds would prefer to live in buildings that banned smoking in all units and balconies. Further, 85% of British Columbians do not smoke, yet there are few available smoke-free buildings for those who want and need to live smoke-free.


    In 2006, Manitoba’s largest landlord, Globe General Agencies, recognized this untapped marketing opportunity and implemented a no-smoking policy for all new tenancies in their apartment buildings in Manitoba, Saskatoon, Edmonton and Montreal. They found it was easy to do, reduced costs, and their turnover rates have dropped.



  • Are there health reasons for adopting a smoke-free policy for residents?

    Yes. Second-hand tobacco smoke is a major, preventable contributor to acute and chronic adverse health outcomes for those exposed to it. There is no safe level of exposure to second-hand smoke and even brief exposure can be harmful to people’s health. 


    Second-hand smoke is a major problem for many BC residents living in apartments and condominiums, especially those who suffer from chronic health conditions such as heart disease, asthma, allergies, diabetes, and respiratory illnesses. Landlords can play a significant role in eliminating a major cause of illness in the home and a major cause of preventable death in Canada by going smoke free in their buildings.


    Second-hand smoke:

    • Is poisonous, and exposes families to over 4,000 chemicals, 50 of which are known to cause cancer.

    • Contains higher concentrations of many of the toxins found in cigarette smoke.

    • Increases a non-smoker’s risk of developing heart disease by 25%-30% and lung cancer by 20%-30% when exposed at home or at work.

    • Increases the risk of stroke by 20-30%.


    People who breathe second-hand smoke are at increased risk for:

    • heart disease

    • lung cancer

    • emphysema

    • acute respiratory problems (like asthma)

    • chest infections

    • excessive coughing

    • throat irritation


    Unborn babies are at extra risk for:

    • low birth weight and slow growth

    • decreased blood flow, affecting the heart, lungs, digestive system and central nervous system


    Babies and children are at extra risk for:

    • sudden infant death syndrome (SIDS)

    • asthma 

    • pneumonia

    • bronchitis

    • croup and coughs

    • ear infections

    • problems with cognition (thinking things through)


  • How does second-hand smoke travel between units and can it be prevented?

    Two-thirds of the smoke from a burning cigarette is not inhaled by the smoker, and enters the surrounding area. The way smoke moves throughout a building is unpredictable and it knows no boundaries. Second-hand smoke can drift from one residence to another through cracks in walls, doorways, plumbing and electrical systems, heating and air conditioning ducts and outdoor patios and balconies. Once smoke enters your home, many of the dangerous chemicals remain in the air and settle on surfaces in the room, like walls, drapes, carpets, furniture and clothes. This residue, often called third-hand smoke, contains toxic, cancer-causing substances.


    While there are steps people can take to reduce the smoke transfer, such as sealing or better ventilating units, weatherstripping doors and windows or covering electrical outlets, these measures are only temporary, and will not effectively do the job of eliminating the smoke from the home.


    Air filters, purifiers and ventilation systems cannot eliminate second-hand smoke. Some of the smoke and larger particles from the air may be removed, but they will not remove the smaller particles or gases found in second-hand smoke. 


    The American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE), the world’s leading association of indoor air quality standards, determined that there is no air filtration or other ventilation technology that can completely eliminate all the carcinogens in second-hand smoke. In their updated 2020 position pater, they recommend that indoor environments be 100% smoke-free to fully protect residents from second-hand smoke. In fact, this is why governments across Canada and internationally have banned all smoking in indoor public places like workplaces, restaurants and bars. The evidence is overwhelming that there is no indoor ventilation system that can protect people from toxins in second-hand smoke. It simply cannot be contained or eliminated.

pdf download - LANDLORDS - Common Questions - for printing

Tools & Resources

This section provides a range of tools, downloads and links to assist in the development, implementation and enforcement of smoke-free policies in residential multi-unit housing.

Tools