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.

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.

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.

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.

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.

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.

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.

6,

are you Rock'n the boat ?

RB, What do you mean?

I thought it was a legitimate question.

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

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.

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

6x...

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.

Thank you Vee.

Thank you Sid for explaining.

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...

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.