Emotional support animals
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Emotional support animals (by Shirley [VA]) Jun 17, 2019 12:05 PM
       Emotional support animals (by Doogie [KS]) Jun 17, 2019 12:08 PM
       Emotional support animals (by Vee [OH]) Jun 17, 2019 12:11 PM
       Emotional support animals (by Doogie [KS]) Jun 17, 2019 12:13 PM
       Emotional support animals (by Jim in O C [CA]) Jun 17, 2019 12:36 PM
       Emotional support animals (by Shirley [VA]) Jun 17, 2019 12:55 PM
       Emotional support animals (by Vee [OH]) Jun 17, 2019 12:56 PM
       Emotional support animals (by S i d [MO]) Jun 17, 2019 1:05 PM
       Emotional support animals (by Robert J [CA]) Jun 17, 2019 2:15 PM
       Emotional support animals (by plenty [MO]) Jun 17, 2019 2:27 PM
       Emotional support animals (by 6x6 [TN]) Jun 17, 2019 3:20 PM
       Emotional support animals (by Oregon Woodsmoke [ID]) Jun 17, 2019 3:31 PM
       Emotional support animals (by AllyM [NJ]) Jun 17, 2019 4:00 PM
       Emotional support animals (by RB [MI]) Jun 17, 2019 4:39 PM
       Emotional support animals (by 6x6 [TN]) Jun 17, 2019 5:01 PM
       Emotional support animals (by Vee [OH]) Jun 17, 2019 5:39 PM
       Emotional support animals (by bet [MA]) Jun 17, 2019 6:18 PM
       Emotional support animals (by Barb [MO]) Jun 17, 2019 8:21 PM
       Emotional support animals (by BRAD 20,000 [IN]) Jun 18, 2019 12:09 AM
       Emotional support animals (by Greg [MO]) Jun 18, 2019 3:22 AM
       Emotional support animals (by S i d [MO]) Jun 18, 2019 8:14 AM
       Emotional support animals (by Jerry [MA]) Jun 18, 2019 12:16 PM
       Emotional support animals (by S i d [MO]) Jun 18, 2019 2:06 PM
       Emotional support animals (by 6x6 [TN]) Jun 18, 2019 7:06 PM
       Emotional support animals (by John... [MI]) Jun 19, 2019 8:48 AM
       Emotional support animals (by kkezir [KS]) Jun 19, 2019 12:05 PM
       Emotional support animals (by CJ [MO]) Jun 19, 2019 7:35 PM

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Emotional support animals (by Shirley [VA]) Posted on: Jun 17, 2019 12:05 PM
Message:

My first time lease with tenant informing after accepting and

Lease signing that there is an emotional support animal.

Was quite surprised at legalities of this situation.

Any comments. --173.71.xxx.xxx




Emotional support animals (by Doogie [KS]) Posted on: Jun 17, 2019 12:08 PM
Message:

You have to accept it and cannot charge any additional for it. They are responsible for any damages dog causes, but you can't collect any extra fees.

Do regular inspections, fix any damages immediately and bill to them and make it part of rent.

That's the gist of the situation. You can search for ESA's on this forum as well. Pack a lunch, there'll be quite a bit of reading on this topic. --63.245.xxx.xx




Emotional support animals (by Vee [OH]) Posted on: Jun 17, 2019 12:11 PM
Message:

Check with your city/county about requirement of shots, demand photo vet records first of all so you have that compliance then make certain this animal is the one the doctor described will help the tenant, or you just have a pet and need to get pet registration fees and monthly rent - either way the animal caretaker/tenant is responsible for damages caused by any animal as well as cleaning up the exhaust contents properly. --76.188.xxx.xx




Emotional support animals (by Doogie [KS]) Posted on: Jun 17, 2019 12:13 PM
Message:

I forgot to mention, HUD has recently said they are going to release some guidelines on this. We are all waiting impatiently to see these. Supposedly, they will be attempting to cut down on the ESA fraud going on. I personally am hoping it helps. I would love for us to be able to require a doctor's prescription for an ESA. Most of the folks do it so they don't have to pay pet fees. If HUD says we can require a prescription, they can pay the LL or they can pay the doc, but it won't be free anymore! I think it will help at least.... --63.245.xxx.xx




Emotional support animals (by Jim in O C [CA]) Posted on: Jun 17, 2019 12:36 PM
Message:

There was a posting about Service Animals and ESA's a few days ago. Search Service and ESA animals. There was information about a lawyer that has great information on how to verify if either a Service or ESA is a pet. I think the lawyers name was Scott.

I rejected 1 phoney Service animal and 2 phoney ESA's. Whenh I gave the applicants the forms to fill out they never returned. --99.23.xxx.x




Emotional support animals (by Shirley [VA]) Posted on: Jun 17, 2019 12:55 PM
Message:

Thanks go info, spent weekend researching.

It is so unfair.

I feel if ligiment, applicant would have said up front.

Also, if there is a no pet clause, why apply.

There are many properties that allow animals.

Why not apply at one.

Will see how I make it through this.

During my research, if I understand correctly, any animal and even reptiles can qualify to be an ESA. --173.71.xxx.xxx




Emotional support animals (by Vee [OH]) Posted on: Jun 17, 2019 12:56 PM
Message:

What did the inhome visit look like? --76.188.xxx.xx




Emotional support animals (by S i d [MO]) Posted on: Jun 17, 2019 1:05 PM
Message:

Shirley, I had the exact same thing happen to me last year. Gal showed up after application was approved to sign the lease. As I'm unlocking the front door, she hands me an envelope and says, "This is a letter from my doctor about my ESA dog..."

I. was. PISSED!

But then I got to thinking, "Wait, on my application I asked about this and she didn't say anything. Misrepresentaitons on the application are grounds for denial or lease termination."

But then I looked. The fault was mine. My application said, "Do you have any PETS?"

An ESA is NOT a pet. They are an ESA.

So I fixed what could be fixed. I changed my application that now reads like this:

"Do you presently have or will you be getting any ANIMALS (including but not limited to dogs, cats, birds, rodents, reptiles, etc)?"

If that had been the question and she lied about it, I could have denied her on the spot because an ESA is in fact, and animal (Emotional Support ANIMAL!).

So Step 1 is fix your application.

Second...I don't like people who play games with me, and this gal obviously played games. Maybe other land lords have illegally denied her in the past and so she now feel justified in hiding a pertinent detail until the last minute. I don't care: I expect to know about critters up front. So when she called next month complaining the fridge was too loud, how fast do you think I was fixing it? 2 months later.... ;-)

It all worked out eventually. 8 months later she decided to move to stay with her mom, and I charged her the Early Lease Termination Fee of 6 weeks rent, then re-rented her unit a week later. Think I refunded any of her fee? Nope. Think I cut her a break on the security deposit when the place wasn't clean as a whistle? Nope. She used up all my flexibility with that little stunt.

So fix your application and keep an eye on that ESA. ESA's are not allowed to damage the property, leave filth on the lawn, or disturb neighbors. Stay on it, and evict if it becomes and issue. And perhaps next year's rent increase will be $50 more than usual.... ;-) --173.20.xxx.xxx




Emotional support animals (by Robert J [CA]) Posted on: Jun 17, 2019 2:15 PM
Message:

Another applicant pulled this same stick on me. I then asked for additional information, something that I'd do for any animals.

a) Provide a copy and show me the original "dog License" issued by my City.

b) Provide me with the veterinarian records that the dog has all of it's shots and vaccines.

c) Proof the animal is "fixed".

d) Copy of the applicants current "renters insurance policy" listing this animal as being covered for damage and bits.

e) List of training the dog has gone through, either obedience or special needs.

After requesting this information the applicant did not return until after I had rented to another person -- some 3 days later. Now the applicant is claiming illegal discrimination of a service animal. I was happy to tell this applicant that the applicant, not a tenant, has a vetted service animal included in her tenancy. This comfort animal is a hairless cat. --47.156.xx.xx




Emotional support animals (by plenty [MO]) Posted on: Jun 17, 2019 2:27 PM
Message:

Well, i wouldn't like that! Sorry. Lesson learned. --99.203.xx.xxx




Emotional support animals (by 6x6 [TN]) Posted on: Jun 17, 2019 3:20 PM
Message:

Sid, I thought you did in home visits? Would you not have caught this? --73.120.xx.xxx




Emotional support animals (by Oregon Woodsmoke [ID]) Posted on: Jun 17, 2019 3:31 PM
Message:

Not only does my application request that all ANIMALS be declared, it also says that service animals and emotional support animals must be listed and if there is a service animal or emotional support animal, the "Request for the reasonable accommodation of a service animal / emotional support animal" must be filled out and submitted.

Because I allow dogs, I only get a service animal/ emotional support animal request for dog breeds that my insurance company doesn't allow.

I's amazing how many people need an emotional support pit bull. --98.146.xxx.xxx




Emotional support animals (by AllyM [NJ]) Posted on: Jun 17, 2019 4:00 PM
Message:

Well, that's a sneaky person. I would really despise this person unless the animal itself is a cute little thing that I would not mind helping. Maybe, until this liar breaks the lease in some way you can use to evict, focus on that fact that you are helping some poor animal that belongs to a lying scumbag. --173.61.xxx.xx




Emotional support animals (by RB [MI]) Posted on: Jun 17, 2019 4:39 PM
Message:

6,

are you Rock'n the boat ?

--184.53.x.xxx




Emotional support animals (by 6x6 [TN]) Posted on: Jun 17, 2019 5:01 PM
Message:

RB, What do you mean?

I thought it was a legitimate question.

I am not trying to rock any boat but figure out how this happened. Maybe they didn't have the dog during the in home visit or maybe he chose not to do one. If he did do a visit then I wounder if there were any signs. --73.120.xx.xxx




Emotional support animals (by Vee [OH]) Posted on: Jun 17, 2019 5:39 PM
Message:

Prolly before the inhome visit policy... We all learn, and need to change policy to meet the current shenanigans. --76.188.xxx.xx




Emotional support animals (by bet [MA]) Posted on: Jun 17, 2019 6:18 PM
Message:

I reguire all ESA or service animals be present at the 1st apt showing, after all, arent they supposed to be there to assist their owner? --73.227.xxx.xxx




Emotional support animals (by Barb [MO]) Posted on: Jun 17, 2019 8:21 PM
Message:

No, Bet, an ESA would not be there to assist the owner.

A service dog might, but also might not. If I have a particularly bad day and canít trust myself to drive, but need to go somewhere, Scooter stays home and I get a friend to drive me. I donít want to inflict dog hair on my friendís car. --64.251.xxx.xxx




Emotional support animals (by BRAD 20,000 [IN]) Posted on: Jun 18, 2019 12:09 AM
Message:

Shirley,

(In plain English) Your new res is a flat out liar and a cheat. Keep a close eye on them. ZERO TOLERANCE on lates.

My current app says

LIST ALL ANIMALS_____

IMPORTANT INFO ______

I would evict her for lying on my app.

Yes, my 2 Minute In Home Visit would probably have caught this. Bit as I type this I realize this liar / cheater might have hidden the animal.

BRAD --73.102.xxx.xxx




Emotional support animals (by Greg [MO]) Posted on: Jun 18, 2019 3:22 AM
Message:

Shirley, this could help.

Jim, the site you mention is Scott Law Firm in Columbia, MO. Google it.

They have a form "Statement of Professional

in Support of Disabled Person's

Need for an Assistance Animal"

Lots of good stuff there.

Good Luck

--192.129.xxx.xxx




Emotional support animals (by S i d [MO]) Posted on: Jun 18, 2019 8:14 AM
Message:

6x...

Fair question. She was one of the last ones I DID NOT do the 2-minute home inspection. I've been doing the home inspection for about 18 months now. Before that, I used it on a few trial cases over a period of about 6 months, but I was not 100% solid on it. Her last-minute surprise confirms to me this is a "must do" process. --173.20.xxx.xxx




Emotional support animals (by Jerry [MA]) Posted on: Jun 18, 2019 12:16 PM
Message:

The challenge is that a tenant can add an ESA at any time, so including them on the app doesn't necessarily get you anything. All they need to do is claim that they got the support animal after submitting the app. Or even after moving in. Unfortunately there's not much you can do given the current state of the laws. --71.233.xxx.xx




Emotional support animals (by S i d [MO]) Posted on: Jun 18, 2019 2:06 PM
Message:

Jerry, that is true. I never claimed that the application was foolproof for every possible avenue of a tenant getting an animal after moving in.

At that point, you need a different strategy. One option is you can just let it go if they prove themselves to be good tenants/animal owners.

But if not, you can non-renew for no reason in my State. Perhaps MA requires you to give a reason, and if so there are plenty to choose from.

Another option is you can raise the rent a large amount--enough to make up for no pet fee/rent in year one and to cover the next year's pet rent, again unless you invest in rent controlled areas. Just don't call it pet rent. Call it PITA rent or whatever you like. Or just call it a rent increase.

Savvy land lords use creative ways to make sure our rentals are profitable. We don't worry about tenants trying to trick up because we've "been there, seen that, and already have a plan." --173.20.xxx.xxx




Emotional support animals (by 6x6 [TN]) Posted on: Jun 18, 2019 7:06 PM
Message:

Thank you Vee.

Thank you Sid for explaining.

Thank you Brad and others. --73.120.xx.xxx




Emotional support animals (by John... [MI]) Posted on: Jun 19, 2019 8:48 AM
Message:

Since you are a new forum member here, I feel the need to say the follow (it's my "new thing", I guess):

There is lots of good advice above -- especially from someone such as Sid. But, unfortunately, there is also some poor advice -- that is likely illegal in most areas. My recommendation is that you completely ignore the post from Robert J above. Probably 3 out of his 5 items that he "requires" of such animals violated federal law. Don't do that.

You'll note that he's also the one above that admits that he already has at least one claim of illegal discrimination against him recently. That should tell you something, at least...

- John...

--24.180.xxx.xxx




Emotional support animals (by kkezir [KS]) Posted on: Jun 19, 2019 12:05 PM
Message:

Oregon Woodsmoke[ID] Would you please share your form for "Request for reasonable accommodation of a service/emotional support animal"

I'm trying to update our stuff some I'm ready when someone finally applies.

Thanks --165.201.xxx.xxx




Emotional support animals (by CJ [MO]) Posted on: Jun 19, 2019 7:35 PM
Message:

I changed from pet to animal and I also asked if they need special consideration. --97.91.xxx.xxx



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