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Hi! More of a question- My sister currently lives in the Jackson Michigan area and has a service dog. She is a military veteran that requires a service dog. Can the property manager force a “meet” with the service dog to declare the service acceptable to live on the property? They are claiming it is to verify the dog is friendly. The property manager has already requested proof and medical records from my sister for her need of a service dog, and my sister complied. Now they are saying they must meet the dog to vet her. She has lived in her apartment since November 2018 with no complaints or disruption. I am afraid she is being discriminated against and we want to make this right, because she has rights. Thank you.
No they cannot request a meet and greet! It is a service dog meaning it is trained to be a medical equipment. For them to ask such would be like asking if they can sit in a wheel chair! Your dog is meant to perform a service not socialize as if it’s just a pet!
I rent from a private landlord who doesn’t allow dogs. I have been researching servive animals for my MS and my depression but i don’t know if she can kick us out if i get one. Help!!@
have same problem new area for me. lost my wife 4yrs ago and need a dog.
They wont qualify as a service dog as they do not perform a specific task or duty that you cannot do. However, they could qualify as a Emotional Support Animal and from a housing perspective, the landlord would still have to allow.
Also, they cannot ask for medical records or dog training documents.
Yes a landlord can ask for doctor paper work to see it a srtvices dog that all they can do
ABSOLUTELY INCORRECT!!! This is a violation of Federal Fair Housing law and ADA!!
My landlord has been demanding a notarized statement from “a trainer” stating the dog I want to get is a legit service animal and not a pet. They want proof I’m disabled and in need of said service dog….they demanded proof of my disability before I moved into the apartment…they are demanding to see a log of hours trained and they ar telling me I have to have everything signed off by them because they have it written as policy and it supersedes anything anywhere else. I tried talking to her about this due to at the time I had a puppy i was preparing to get and had someine that would help me train her. I wasn’t allowed to bring her home until I had medical verified that I needed a service dog, that the dog was being trained as a service animal, that there would be a long kept that they would have the notary signed letter that i agreed to any future changes they felt they needed to make. I told her so much if this was unlawful according to ada and she kept demanding that the ada was written to help people like her and not people like me….o.O people are shady as hell and will tell you anything. I’m still fighting to get a service animal because it’s been over a year since I should have had one and now I can barely move.
Yep I see the typos now. I’m stressed dyslexic in pain and tired. Just roll,with it please, apologies.
From what I’ve read on other sites they ant even ask for verification only what the animal has been trained to do
.please help…I’m disabled with severe depression and I was unaware of mental health service dog and made her a emotional support dog,after the research I was reading my situation to a tee.my dog stops me from iscolating,and helps with panic attacks,now I’m without her because landlord wont allow her and my health has taking a toll,I just got out of DV shelter,I have severe ptsd and I better believe she is a sevice dog,providing how she helps me,dv found housing for me,I left her with a complete stranger in june to get out of abuse it’s now December and I’m still without being denied I’m so overwhelmed at this time I dont are a mental health professional now what, I’m getting to depressed to even ask for help
As a landlord am I allowed to have the owner demonstrate the dogs skills?
Absolutely not. This is a violation of law.
Good information on these sites (including this one) about service and support animals, as there are differences.
https://www.servicedogcertifications.org/landlord-does-not-accept-emotional-support-animal/
My landlord has a “no pets” policy; but stuck on the end of it that he wants the apartment as an “allergy-fire” apartment.
Is that a loophole to let him deny Service Dogs? Or, does he have no choice in the matter?
As a landlord, you can request the Service Dog’s registration as a Service Dog.
Autumn, They REALLY cant’ request your sister’s medical records either. A service animal is a TOOL not a pet. A service animal is no different than a wheel chair or a cane. If your sister used a wheelchair, it would be like them asking your sister to PROVE that she needs a wheelchair or a cane. Her medical records are NOT their business.
Wrong. If the disability is not readily apparent then a landlord can demand a copy of the doctor’s perscription for the animal.
Dude quit spewing your BS and learn the law! NO they cannot ask to see documents from the doctor nor prescriptions! This website LITERALLY explains that in more than one section! Jesus!
Actually they can request a document from a doctor proving the need for a dog- the doctor (if they’re any good) does not and should not include the condition for the dogs unapparent need. They are allowed to ask for as much as the dr. License number but not speak with the doctor. Etc. read more into the law- this was a very basic synopsis and didn’t cover all of the laws and the contraindications that the ADA and FHA dispute.
ABSOLUTELY INCORRECT!!! Where are you people coming up with this FALSE information? My God. Talk about ignorance!!!!!
It probably depends on the State.
In our State, Minnesota, the landlord can only ask for the Service Dogg’s Registration which shows that it is a Service Dog.
Also they can’t ask for your MEDICAL RECORDS!!!!
CORRECT!
I have four service dogs, all have their papers and numbers, my net landlord had nothing in the lease on deposits and would not look at their paper work. He said I had ten days to get rid of the dogs or move out. He knew about the dogs and one of them was there when I signed my lease. What can I do?
To All: its not about the dog. Its about the person. All of the papers in the world confirming any animal is a service animal means nothing unless the tenant has a readily apparent need, or a perscription from the doctor in the case if the ESA.
Thanks for your insight. There is a prospective tenant who claims to have a disability (which was not apparent but I understand that a landlord cannot question that) that reached out to me regarding renting my single family house (no real estate agent was used unless you count Zillow as a real estate agent). The ad for my house said no pets are allowed. However, the prospective tenant said she has a service animal and that I cannot legally deny him or her and if I do so, she will sue me because I would then be discriminating against her. My question is if she were truly disabled, would she not need to have her service dog with her at all/most times? When she came to see the house, she did not have the dog with her and did not appear to have any disability. My feeling is that it is a scam and a way for her to lower the monthly rent (she already asked me to do so when she has not even applied yet). I respect all people, whether disabled or not. However, I see a trend where many people, unfortunately, claim to have a disability and use service animals and ESAs as a way to bypass paying a pet fee or getting around the “no pet” policy. What are your thoughts?
I have just been denied to tent to own a home bc I have a registered Service dog that has been with me for 6 years.
He said I’m sorry if he or she is a service dog. We do not allow dogs. Where should I turn now to get in a home that will not recognize my furbabe??
I would look up the HUD laws in your state. Because, in the state of Minnesota, for instance, a service dog is NOT considered a pet. Landlords do not have a choice in renting to you.
Don’t take this the wrong way but im about to come unwond here.. Im a disabled American Veteran with a service dog for ptsd and other disabilities that requires that my dog Sargent be with me.. The property owner and management said i can only take him out to pee our poop. Now iv been in this appartment for 3 years with a leaking roof and mold causing me to be sick . codes has violated them like 5 times and said get ready to go to court in or around November so what should i exspect at that time?? Will they get me a descrimination an personal injury lawyer??? I suffer now from loss of short term mommories and sinus problems with significant weight loss what should i do no lawyer will take my case… And the hole complete drainage system in this property is bad with backup sewers and toilets with mold.. Can someone help even Morgan and Morgan wont help me.. From James roux and sargent willams..
Look up the HUD laws in your state AND the ADA laws in your state. Also, see if the V.A. Will help out with Legal Aid. Us Vets have to stick together and educate each other. There is no reason you should have to live like this. Also, a Social Worker, at the V.A. will be able to help you get into a better home.
Thank you for your Service. God Bless you and Sergent. Get well soon.
In trying to move to this RV park type thing. They have informed us that their insurance is asking for both service DOD and medical records as a condition of being accepted onto the property… what are my options?…
“Josh from Malvern Ohio”
It was illegal for them to request medical records. A doctor’s prescription yes. A psychiatrist prescription, yes. Access to medical records…no. A meet and greet for friendliness is stupid. Not a pet. A service tool for her disability(ies). They want to meet her cane too? Call a lawyer. If they approach her when she is out, I hope the dog has a vest: Service Dog…NO TOUCH. They are not supposed to bother a dog while it is working. They can interview her cane at that time if it is off duty.
My foster home providers landlord and providers has said I can not have a service animal or esa because there not licensed to have pets and if I get a dog he will force me to get rid of it. Or kill the dog and let me watch him kill the dog and kick me out I don’t think this is right or fair to me iv been looking to where it says a foster home or groupehome can’t allow that for 3 years I can’t find anything anywhere that it says that . the reason why I need a service animal is when people talk to me sometimes I can’t hear them especially when there behind me . out in public I have people run into me because I can’t hear them behind me or my parents talk to me sometimes I can’t hear them or even know there talking to me because I can’t hear them I can’t aford hearing aids so the next best thing I can think of is a service dog to alert me when someone is talking to me or behind me . my parents say if I get a service dog I can’t have the dog at there house eather they will send me home . or make me keep the dog at my foster home . and my providers landlord has said he does not care what the law says he will again kill the dog dump it on the side of a hiway and let it get killed this breaks my heart that he would do that to a innocent animal and if I leave the dog home he will take it from my room kill it or throw it out in the street and let it get hit or call a friend and have them drive by and hit or shoot the dog dead this breaks my heart to hear someone would do this to a animal he even wants to kick us retards out he regrets letting my home provider have retards in his house . I’m lonely .
Of course I’d pertect the animal from harm to the best of my ability I’d die for my service animal .
I rent from a private landlord who doesn’t allow dogs. I have been researching servive animals for my MS and my depression but i don’t know if she can kick us out if i get one. Help!!@
Call ASPCA if I spelled it right there are fines for not allowing a service dog where ever you go or live. I would definitely call get it recorded or text or record a call about him threating you and the dog. I heard there is a large fine for this issue. Also ask them about the situation with the dog going to parental visits. They should be able to help or get help to take care of the situation. Also when you go to counseling for being in foster care tell them your situation.
Moving to Texas they want a doctors note saying I need a service dog in order for them to say it’s a service dog is a house agent allowed to do that
But they had better be REAL SERVICE dogs in Texas because the authorities here are getting mightily tired of people trying to circumvent pet policies by claiming that their reactive pitbull is a service dog. In fact, they are SO tired of it down here that after September 1, 2023, a service dog is found to be not real, the owner of the dog can be fined up to $1000
My friend has a dog, it is a service dog and her mom has an esa. But their landlord said if they continue to have it, they will be kicked out. Is that legal? What should she do?
Can one person need two service dogs?
I was told by an attorney at the disability law center in salt lake city, utah that you can by law, have two separate service animals. Each animal helps with different disability.
Yes!.Each for a different medical or psychological condition!.
I am looking into getting an apartment with my sister and she has a dog, and I have a cat and a service dog. The problem is that the apartment we are looking at has a 2 pet only policy. Would we legally be able to have out two pets and my service dog, or would we have to find somewhere else for one of our pets to live?
A Service Dog is NOT a pet. Pet policies do not apply to Service Animals unless the animal is disruptive or destructive. So the two pet policy is null for your Service Dog and only applies to the other cat and dog.
My landlord is demanding proof of my 19 year old’s Aspergers and his need for an service dog. I have documentation that our dog is indeed a service dog but do not have the letter from the dr stating that my son needs the service animal. Is it legal for my landlord to ask that of us. We have been living in the apt for 4 years with no problems at all but they are under new management.
Did you ever get an answer for this question?? I am in the same situation with a private landlord. I would like to get a therapy dog for my son..
Did you have a letter in the first place? You technically aren’t supposed to have a service animal without a doctors note saying you need one, at least in the USA. Other then that under the ADA there is no recognized registration for service or support animals.
What questions can a covered entity’s employees ask to determine if a dog is a service animal?
A. In situations where it is not obvious that the dog is a service animal, staff may ask only two specific questions: (1) is the dog a service animal required because of a disability? and (2) what work or task has the dog been trained to perform? Staff are not allowed to request any documentation for the dog, require that the dog demonstrate its task, or inquire about the nature of the person’s disability.
https://www.ada.gov/regs2010/service_animal_qa.html
Hi,
If anyone can answer this question I would really appreciate it (:
Can a landlord deny your service animal if he lives / occupies one of the apartments in the same building as myself? It’s private owned
No he connot, it is a service animal and by federal law he can’t do anything
No! It doesn’t Matter The Landlord’s Living Arrangements They can’t Deny Any Service Dog not for really Any Reason Not Breed not Age No Even Weight They can Not Charge Additional Pet Deposits for Service Dogs or Emotional Support Animals! They can not Legally Deny you Reasonable Accommodations to their Dwelling and The only way you can be Evicted is If The Service Animal is Deliberately Posing a Immediate Threat to another Tenant or Attacks another Tenant but Short Answer No Landlord’s can not Deny your Service Animals
So do I have to let the landlord know I have a service dog before I move in? I have till the 20th to find a place and no where allows pets and we have tried talking to a few different landlords explaining I have a small service dog and all they ever say back is something along the lines of “sorry firm no pets”
Yes, you have to let them know. However, a service animal is not a pet, it is a medical tool and landlords must treat them as such. You are not required to let them meet the animal, and it is illegal for them to request medical history and training records for your animal. However, be prepared to submit proof of your need for a service animal (likely no more than a letter from a medical professional, but plz check your ADA rights to be certain)
In those Cases where They say that I’d advise them to Look up The Fair Housing act Law that States They aren’t allowed to Refuse A Service Dog second I’d let them know also They’re not permitted to Discriminate Based on Breed Age Or Weight nor can They charge Additional Fees
The Fair Housing Act Protects u and if Landlord’s have done that u have had The Right with Each Landlord to Take them to Federal Court which They would end up Possibly Paying Fines Heck could even get Prison Time Lose their Rentals Etc Once u make them Realize They are about to Violate Federal Law which could cause Them to get Prison Time for This Action on their Behalf if you were to get them Charged I believe Very much so They’ll change their tune!! To in your Favor!!
I live in an apartment that has a no pet policy. Not even to visit. My daughter has an emotional support dog and the landlord said she is NOT allowed to bring him here when she comes. Is there anything we can do about this?! Please help!! I do not want to move but if it comes down to it… I guess I will have to.. Thank you.
Hi my name is Ashley and I have a amosonal support dog and my dad live in a Appartment that dose not let dogs in if I went to see or stay with him dose the landlord have the right to say that my amosonal support dog cant be there
There IS no official registration or certification for a service dog. The dog must be trained to do its job but there is no federally recognized certification. Also, while a vest or collar identifying the animal as a service animal can be helpful, it is not required. To claim that there is a registration is misleading.
Can your landlord request entry to apartment to check if things are broken? My landlord whats me to sign papers for that
I am a landlord of a single family residence with a guest house in the back. Am I still required to accept a tenant with service animal to rent my guess house? I thought this law applies to a 4 unites or more not a house.
Federal Law Protects for Housing Period, There for Yes u have to and you can not Discriminate due to Bread age or weight of The Service Animal nor Can u charge Additional Fees for such a Animal now Once u rent The Place to that Tenant if The Service Animal were to Damage anything Property wise Inside House Etc than Once that would happen you’d be under Law Legally allowed to take Tenant to Court for Damages Cost etc
My landlord has received complaints that my service dog barks…due to my seizures he alerts my boyfriend when I’m having a seizure…I live in an elderly & disabled complex and they also have complained that they’re afraid he is going to hurt them…..(because they’re scared of big dogs) my service dog has never bit or attacked anyone….my landlord said “one more written complaint & he has to go.” Is that legal? Since he was only barking to alert my boyfriend of my seizures…I also have him for anxiety & this whole situation caused me to try & commit suicide
That is not legal, and is most likely something you can take the landlord to court for. Some people do see the tasks dogs perform as an out of control dog, a solution if you are scared of possibly being evicted despite the law against it is to train a different behavior as a warning sign
What if a prospective tenant wants to bring a pit bull and you live on the property too, and you are deathly afraid of pit bulls, do you still have to rent to them if they say the dog is emotional support? Even if your property insurance does not allow that type of breed?
Yes you do, by federal law, you cannot discriminate by breed
Lots of insurance companies do not allow a pit bull. This may be more about what the person renting the apartment can do to stay insures
Im trying to move to this RV park type thing. They have informed us that their insurance is asking for both service dog(s) and medical records pertaining to the service dog(s) as a condition of being accepted onto the property… what are my options?…
“Josh from Malvern Ohio”
my sister is renting a house under section 8 and im not in living arrangements or whatever thats called and my sister’s landlord is threatening her for to get rid of my pittbull an emotional support animal is that legal?
this is great information, but unfortunately, part of it is false, there is a link to pay for identification. In the USA there is no identification recognized under the ada, and a service dog doesn’t even need a vest. Please fix this, its incorrect information and could cause someone to believe its real and its harmful to real handlers like myself considering under the ada you do not need to provide proof to anyone that a service dog is legit, and when people show fake identification, people expect all handlers to have it, and most dont.
I have a tenant that lives in a studio cabin on my property that is about 20’x10’’. She currently already has 2 small dogs and a cat. She doesn’t clean up the poop around our property when she walks them. She needs a service dog for her disability, and she says it has to be a big dog. I told her that her small space cannot accommodate 4 animals. Can I say no due to the number of pets she has currently…im not against pets/animals..but there is a sanitation concern and how she keeps her cabin currently, and the small quarters for another animal.
Hello, I am homeless and living in temporary housing..2-3 people per room..I am being told I will be put back on the street if I do not accept a service animal living in our tiny room. Surely I have a rights too! Or our my rights denigned not to have to live with a dog in cramped quarters..Please, your advice is appreciated. Thank you Hank
so we rent from a private landlord and his limit is 2 pets max…we have 2 cats that weve raised since babies and are about a year old, my son is autistic and needs a service animal and the landlord says that we can get one if we get rid of one of the cats…but were to attached to the animals and it would hurt us emotionally to let it go.
Is this allowed or no?
No this is not allowed. You are paying for them to be there and a service animal can not be denied. A service animal is not a pet it is a medical equipment.
What I read is that a cat can’t be a service animal. Landlord can do as he pleases. Emotional support animals are not as protected as Service Animals under ADA.
Sarah, I am having the same issue…. do you know wher in the law it says that a service animal is not counted as a pet… Thank you, I appreciate any info that you may have… Kerri
Here’s a question with a twist…My husband who was paralyzed from the neck down had a registered, trained and legal service dog to assist him. The dog is now 12 and seemingly won’t be around much longer. I lost my husband in January. I actually have the same disease as my husband, yet thankfully I am still mobile. Do I have to have the dog “re-registered” in my name? My condo association is supportive and with no complaints, except for one tenant, who has made it her mission to get rid of my dog. There have NEVER been any complaints filed against the dog. I feel like the dog is a member of the family. Any thoughts out there?
My son have his therapist dog He has Psicologist problems, ADD , speech problem and learn problems. And I haa asVe another dog for my self I suffering from injury in my back and chronic pain causing me depression, anxiety, Our landlord forced us to pay security and monthly rent for my son dog . I have my second dog I don’t le him know I have him because we don’t have the money to pay him what he ask for the first one before and he saw my dog and he is asking us to get rid of him what I can do?
Sorry to hear about the troubles you and your son have to endure. If your dog isn’t a trained service dog, you could see if you qualify for an emotional support dog. Depression and anxiety usually do qualify for an ESA. However, you need a licensed healthcare professional to make an assessment and, if approved, write an ESA letter for you. If you currently don’t have a therapist or they are not licensed in the state of your residence, you can apply for an ESA letter online through telemedicine. You may find this article on how to qualify for an ESA https://www.servicedogcertifications.org/how-to-qualify-for-an-emotional-support-animal/
I have a 5 year old son who is autistic I live in a Apartment complex with no pet policy there are some tenants here with dogsAnd they are denying meI’ve getting a service animal for him what can I do
That doesn’t sound right. Landlords cannot refuse service dogs without any reason. You may find the steps outlined in this article on landlords refusal of service dogs interesting: https://www.servicedogcertifications.org/can-my-landlord-refuse-my-service-dog/
My ex during my divorce took my Servixe dog away from me . Is this allowed ?
Quick question. I have my daughter staying with me in my apartment for a few months (until lease is up) and she has 2 registered service dogs. What can the apartment complex do/not do regarding them staying with me? Normally they require pet deposit and pet rent each month. From what i’ve read and she has told me, they can’t deny her dogs but……she isn’t on the lease either. Does that come into play at all?
My landlord has a “no pets” policy because he wants his home/apartments as “allergy-free.”
Is this his loophole to not allow Service Dogs? Or, does he have no choice? I am in need of a Service Dog. I am a Veteran with Multiple Sclerosis and Mental Health issues.
You and the Service Dog are protected by the Americans with Disabilities Act and covered under the Fair Housing Act. It’s best to look into this and report it if need be.
Your landlord cannot tell you that you cannot have a Cpap machine for your sleep apnea because they typically are loud and they want a noise free/peaceful environment.
A landlord cannot tell you that you cannot use your medical Marijuana because they don’t want the property to smell like pot.
It goes back to they are considered a medical divice, it is illegal to prevent access to your medical device.
Are land lords able to charge deposits and monthly fee while you dog is in training?
Unfortunately, a dog in training does not qualify as a service dog yet. Only once the training is complete the service dog is certified and can perform at its full potential. You may find this article on service dog requirements interesting: https://www.servicedogcertifications.org/service-dog-requirements/
Thank you, I have been denied ny several landlords.they think a service dog is a pet
My dog is fully trained service dog for mobility issues the landlord is net picking about him that we are not picking up his poop but we are and yesterday she accused him of peeing on someone’s step but it was her dog thst did this act also her dog that poop twice on our step she keeps harassing us about him give us letters about him can she do this.
My landlord is still not allowing any size dog for me for support dog can he do that
I live in a dog friendly community with pet restrictions. lately several new tennants are moving into the community with multiple Pit bulls, German shepards, and Huskeys “saying” they are Service dogs but manyof these dogs are agressive growling and lunging at residents. Our managment says they have no power to check on these animal owners once they state they are service dogs – dont service dog owners have an obligation to prove their animal is truely a service dog??
They required a certification from my doctor and the certification certificate where I live. They can’t ask what your ailment is requiring you to have a service animal.
What if you live in a HUD building?
My landlord forced me to get rid of my son’s dog that alerted me if he was gong to take a seizure..
I explained that he was a service dog and she said either the dog goes or you get eviction notice.
What can I do?
You can sue him
My husband and our friend just tried telling me that because our landlord said no dogs that we can’t get one. Even if it was for medical issues. I tried to tell them no by law if I need the dog she has to allow us to have a dog
Service dogs are exempt from no pet rules. Landlords must accommodate service dogs even if they have a strict no animals policy.
I would honestly contact a lawyer who is well versed in ADA laws because what he is doing is crossing the line and is considered extreme discrimination
Contact your local HUD and file a complaint. Your animal was a medical alert dog and the landlord is required to allow it by law. Read the above article and it answers your question. File the complaint.
I have a service dog for my seizures and my landlord is saying I have to get rid of him because of his breed is there something I can do
A landlord cannot deny a service dog based on the breed. Unless a dog is out of control or a threat to other tenants, the landlord must accept any dog that is a fully-trained, certified service dog. You should contact the Department of Housing and Urban Development (HUD) and file a complaint. You may find this article on service dogs and breed interesting, it contains all the information and contact you need. Good luck! – https://www.servicedogcertifications.org/landlord-service-dog-esa-breed/
Katie your landlord can get sued for this. Do you have the proper documentation from the doctor confirming that it is a service animal. Alot of private landlords do not know the laws when it comes to service animals.
If your landlord tries to evict you, report him to HUD. They will handle it.
My landlord is saying that my ESA dog “looks too heavy.” This place I live at says 25lb for dogs, but I read somewhere that there shouldn’t be weight discrimination. Also, the “Why isn’t wearing a Service Dog Vest?.” It says Emotional Support :/
I am a Property Manager and know all the laws regarding this issue. There is no breed or weight restriction. The landlord can request paperwork to confirm that it is indeed a service animal or Esa.
Your landlord also needs to know the laws. If she continues to badger you about it, either educate her by showing the regulations or report her to HUD. She will wake up real quick
You are completely wrong. A landlord cannot ask for documentation/proof of a service animal. They have the right to ask 2 questions….1) is it a service animal and 2) what task does it perform. You can find this info on the ADA’S (American Disability Association) website.
Katie your landlord can get sued for this. Do you have the proper documentation from the doctor confirming that it is a service animal. Alot of private landlords do not know the laws when it comes to service animals.
If your landlord tries to evict you, report him to HUD. They will handle it.
How Can our dog Qualify for an Emotional Support Animal for Depression and Anxiety
My husband suffers from depression and anxiety we purchased a cocker spaniel to lift his spirits and reduce loneliness anxiety and depression The Human-Animal Bond Research Institute (HABRI) states that 80% of pet owners attribute their reduced feelings of loneliness to their pets. The effect pets have on their owners makes an emotional support animal (ESA) In my husband case it has definitely done that relived his depression and anxiety. How can we apply to register our dog to become a registered service dog?
Registration of an ESA is not necessary. To qualify for an ESA you need a signed letter from a licensed healthcare professional. Please see this link for more details: https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/
What if a applicant does not disclose on the lease that they have a pet? In my situation, I was told by the tenant, she has a service dog after the lease was being prepared. I feel that she was not being upfront with me. Do I have any recourse? She is sending me the paperwork on the service dog.
A couple of things to note: 1. Tenants can disclose their service animal at any time, it does not have to be prior to the lease and 2. You should not request paperwork for a service dog, that may violate ADA and Fair Housing rules. You can verify if the tenant has a service dog by asking the two questions allowed under the ADA.
Can I evict a person that never told me they had a dog in my house. Iam the landlord of this home and found out there was a dog living there. I was never told this nor was she ever charged a pet deposit. She claims her dog is a service dog.
If the person has a legitimate service dog you cannot evict them unless you have a valid exemption – for example, if the service dog poses a health or safety threat to others. You can verify the tenant has a service dog by asking two questions: 1. Is the dog required due to a disability? and 2. What work or task has the dog been trained to perform?
We are a co-op campground. What are our obligations for a service animal that is on our insurance list of dogs not allowed? Can we ask for a copy of the dogs certification?
You cannot require a handler to show a certification as they are completely optional and not mandatory. You may want to contact your insurance company to clarify that legally required disability accommodations would be exempt.
Thanks…learned something I didn’t know about having a service dog.Im saving some money. Certainly great info. Mrs. B. J. R.
Can you provide more information of how to substantiate that a tenant’s alleged therapy dog in in fact a “therapy” dog. FYI the tenant works 8 and 10 hour shifts and the “therapy “ barks throughout the day even if the tenant up stairs walks through out their apartment from one room to another.
If a person a work at competitive employment are they permitted pursuant to ADA or other regulations to take “Therapy dog” to work which them?
I thank you in advance for this information.
A “therapy dog” does not have any housing rights. Your tenant may be claiming they have an emotional support animal, in which case they would need a letter from a licensed healthcare professional. Please see this article for more details: https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/
I live at leisure park towers in Bristol VA and. Elderly ladies grandson was denied visitation with her because he had a therapy or service dog isn’t that illegal on the landlords behalf if so what right does the grandmother have and what should she do?
Landlords have to accommodate valid service dogs under the ADA and Fair Housing Act. Therapy dogs however (dogs trained to provide comfort to others) do not have the same rights.
Thank you for that very informative article!
We are offering pet free short term housing through Airbnb in our House in New Hampshire. We have had now a couple of inquiries from people traveling with service animals. But our entire home is shared with us the land lords and up to 4 guests.
We now had incidents where tenants were forced to leave early because of a high allergy to animal hair when a person with a service animal checked in. Because our guests change frequently and often, we can’t keep track and ask for prove of allergies or other reasons why the are not capable to live with animals. Most of these guest choose us especially we are pet free and they don’t have to worry. We would like to refuse service animals without the intention to discriminate but to protect our other guests but we are not able to find any legal advice online regarding this topic especially with shared living space.
We would love to have certainty on this topic and would appreciate any advice.
(Btw we do offer a privat apartment where we happily host our furry friends plus their humans 😊)
Cheers
It’s very difficult to deny accommodation to a service dog handler unless the presence of the dog is causing a direct health or safety threat to others during their stay. One option could be to have a deeper cleaning after an extended stay by a service dog, or to inform guests staying immediately after that a service dog was present in case anyone is hypersensitive to dog allergens.
What about people that are faking their dog as a “service dog” or “emotional support” animal to get around a NO PET policy in an HOA. Have this issue in our HOA right now. The board says that, by law, they have to accept the note from a Dr…even if they know individual is lying and/or lied about the dog to a physician. This doesn’t seem right to me. I understand rights for individuals who need the animal but too many people lie about it and the rest of us are forced to deal with their animals—when they shouldn’t have the right to own them in certain HOA’s, apts, etc.
If your HOA somehow had evidence the tenant actually lied about their emotional support animal, that would disqualify them. To qualify for an emotional support animal you need a genuine ESA letter which is a signed letter from a licensed doctor or therapist.