Service Dogs TX (by Mike McGee [TX]) May 17, 2022 2:58 PM
Service Dogs TX (by Scott [IN]) May 17, 2022 3:28 PM
Service Dogs TX (by Scott [IN]) May 17, 2022 3:41 PM
Service Dogs TX (by Vee [OH]) May 17, 2022 3:44 PM
Service Dogs TX (by Ken [NY]) May 17, 2022 3:46 PM
Service Dogs TX (by Scott [IN]) May 17, 2022 3:46 PM
Service Dogs TX (by OPM [OR]) May 17, 2022 4:07 PM
Service Dogs TX (by Jim in O C [CA]) May 17, 2022 6:17 PM
Service Dogs TX (by DJ [VA]) May 17, 2022 6:30 PM
Service Dogs TX (by Robert J [CA]) May 17, 2022 7:08 PM
Service Dogs TX (by Greg [MO]) May 17, 2022 10:48 PM
Service Dogs TX (by Barb [MO]) May 18, 2022 4:34 PM
Service Dogs TX (by 6x6 [TN]) May 18, 2022 7:32 PM
Service Dogs TX (by John... [MI]) May 19, 2022 10:56 AM
Service Dogs TX (by 6x6 [TN]) May 19, 2022 6:40 PM
Service Dogs TX (by John... [MI]) May 20, 2022 9:11 AM
Service Dogs TX (by John... [MI]) May 20, 2022 9:27 AM
Service Dogs TX (by John... [MI]) May 20, 2022 9:32 AM
Service Dogs TX (by 6x6 [TN]) May 20, 2022 7:44 PM
Service Dogs TX (by Peter [NH]) May 26, 2022 6:42 PM
Service Dogs TX (by Mike McGee [TX]) Posted on: May 17, 2022 2:58 PM Message:
Have a residential rental and a prospective tenant said they have a service dog / emotional support dog / certified psychiatric care dog.
Are there requirements we are bound by with these dogs?
--47.187.xx.xxx |
Service Dogs TX (by Scott [IN]) Posted on: May 17, 2022 3:28 PM Message:
Is it a service animal or a support animal? Two completely different things with different requirements. If your prospects don't know the difference, the certification might be fake. --107.141.xx.xxx |
Service Dogs TX (by Scott [IN]) Posted on: May 17, 2022 3:41 PM Message:
It's up to you to determine if the animal is legitimate. If you don't know how to do this, then petscreening.com is the place for you. --107.141.xx.xxx |
Service Dogs TX (by Vee [OH]) Posted on: May 17, 2022 3:44 PM Message:
Best to let pet-screening do this, look back to find the video shared by Bonanza-NC, 1 hr long and worth every bit of watching over and over. --76.190.xxx.xxx |
Service Dogs TX (by Ken [NY]) Posted on: May 17, 2022 3:46 PM Message:
Qualify them first before worrying about the dog,chances are good you will find a reason to reject them. You cant charge them for the dog,treat the dog as though it is a piece of medical equipment because legally that is what it is. --74.77.xx.xx |
Service Dogs TX (by Scott [IN]) Posted on: May 17, 2022 3:46 PM Message:
Youtube
Service and support animals: what property managers need to know --107.141.xx.xxx |
Service Dogs TX (by OPM [OR]) Posted on: May 17, 2022 4:07 PM Message:
ALSO... FOR THE MOST PART THE NAMES ARE SET UNDER FEDERAL LAW SO WHAT YOU WANT IS A DOCUMENT FROM A HEALTH CARE PROVIDER, DR... FOR BODY OR MIND,, NOT A NURSE NO DEPOSIT OR EXTRA RENT.. --166.181.xxx.xxx |
Service Dogs TX (by Jim in O C [CA]) Posted on: May 17, 2022 6:17 PM Message:
On my last vacancy I gave the 2 ESA and 1 Service Animal applicants my form to verify they were legit and nobody applied.
Do a search on this website for service animals. There is an attorney,I don't remember the state but he has some great information on qualifying SA's and ESA'S. --89.45.xx.xx |
Service Dogs TX (by DJ [VA]) Posted on: May 17, 2022 6:30 PM Message:
Which is it?
If they don't know, they are trying to trick you.
petscreening.com could really help you --68.229.xxx.xxx |
Service Dogs TX (by Robert J [CA]) Posted on: May 17, 2022 7:08 PM Message:
There have been some new laws adopted to cover "pets". Until an applicant or current tenant provides me with the necessary documentation, I treat almost any animal as a "pet". Of course the new laws to protect landlords have never been tried or tested in the courts due to the pandemic and no one willing to roll the dice dealing with a "judge".
Even though the "pet" could be a "service animal", "Therapy animal" or "Emotional support animal" -- just because a tenant/applicant says so, does not make it true.
I call the animal a "Pet" until I have documentation. If the person wants me to Change the Rules and make a reasonable accommodation for their pet, I have to consider it. If they want me to make a reasonable modification and it's going to cost over $15,000, then that in not reasonable and I don't have to allow it-- so long as my attorney agrees with me.
Remember there are City rules, County Rules, State Rules and Federal rules I have to consider. Plus the ADA and Fair Housing have their own guide lines. --47.155.xx.xxx |
Service Dogs TX (by Greg [MO]) Posted on: May 17, 2022 10:48 PM Message:
Mike this is an attorney in MO website, great LL attorney, check it out.
Google this and it should get you to his website and click on page for form.
"scott law firm assistance animals missouri" --192.129.xxx.xxx |
Service Dogs TX (by Barb [MO]) Posted on: May 18, 2022 4:34 PM Message:
Big question, are you bound by the Fair Housing Act? If so, then use pet screening and let them handle the issue.
Alternatively or even at the same time, run their application. Do they pass ALL of your criteria? Many will not.
Now, there is absolutely no such thing as a “registered” or even “certified” Service Dog or ESA.
I am a service dog partner. See how I phrased that? I have a fully trained service dog. We went through lots of team training. I can show you a “certificate” but it has absolutely NO legal standing. I could create a new certificate on my computer today and say my dog was certified. There is no government entity who certifies or registered service dogs or ESAs. Real service dog partners know this.
What you CAN ask for is a letter of medical necessity from the applicant’s medical or mental health provider. Dated within the last 12 months. Super easy for me to get that if I need it.
Unofficially, I routinely strike up a conversation about training when people tell me they have a SD. I ask how they handle it when they are in a store, if they are bothered too much by people asking to eat the dog, what challenges they face, etc. But I’m asking as one SD partner to another. Half the time I find out the dog isn’t really a SD. Often I find they bought a letter off ESADoctors or Certapet or similar.
If that is the case, I reference the January 2020 HUD guidance on assistance animals and let that be my guide. I encourage you to search and read that guidance. --149.76.xxx.xx |
Service Dogs TX (by 6x6 [TN]) Posted on: May 18, 2022 7:32 PM Message:
Bonanza posted this on another post.
Support Animal Video (by Bonanza [NC]) Posted on: May 6, 2022 5:56 AM
Message:
Good video on support animals
youtube.com/watch?v=PWIafvCkcXE --73.120.xx.xxx |
Service Dogs TX (by John... [MI]) Posted on: May 19, 2022 10:56 AM Message:
I'm surprised so many here are still recommending petscreening.com. I thought we discussed this thoroughly a while back and most realized that it probably wasn't a good option any more? I had been saying it for a long time, but I get that that doesn't mean very much... But even BRAD -- who most here see as the be-all-end-all -- made a post in January 2021 saying that he felt that the site was "worthless."
Also, if I recall, the terms were very specific about some things that I think lots of LLs here are ignoring:
1. The MAJORITY of your rentals must be pet friendly to use them. So, if you generally don't allow pets and just want to use them to screen when someone applies with a Service Animal or ESA, then you are violating the terms that you agreed to when you signed up.
2. You must run ALL of your applicants with animals through their service -- even if not asking to be SA or ESA status at all. So, even if you meet #1 and accept pets, you must run EVERY pet owner through their service.
3. You better keep the ratio of just pets versus assistance animals to at least 3:1 -- or they can just start charging you $100 per request!
Are you really all fine with those Terms?? I'm sure a couple of LLs here might meet those requirements, but I get the impression that most of you saying to use this service have no idea what the actual Terms state and/or are violating those terms regularly.
Just surprises me, I guess.
-John...
--67.209.xxx.xx |
Service Dogs TX (by 6x6 [TN]) Posted on: May 19, 2022 6:40 PM Message:
John, I agree with you. I read those terms a while back when WMH first mentioned them. I would not use them.
Have you watched the video that Bonanza mentioned, and I reposted here?
What are your thoughts on that?
--73.120.xx.xxx |
Service Dogs TX (by John... [MI]) Posted on: May 20, 2022 9:11 AM Message:
I've watched it (although admit to not going over every detail). I'm not exactly sure why they need an hour long YouTube video to go over a 19-page document that isn't that complex.
It should also be noted that NOTHING CHANGED with the release of FHEO-2020-01 (the "Assistance Animal Notice" that they are talking about). It is not a legal document at all and HUD makes that very clear. It changes nothing. It is simply to try to help explain what was ALREADY the law.
The document is great, IMO -- it helped to clarify what we've been saying here for years. It details what you can ask and what you can't ask and when. (e.g. if it is a Service Animal, you should ask what task it is trained to perform AS LONG AS it is not readily apparent already -- that sort of thing.)
-John...
--67.209.xxx.xx |
Service Dogs TX (by John... [MI]) Posted on: May 20, 2022 9:27 AM Message:
Ok, I'm watching the video again (in increased speed just to get a quick reminder), and here are some of my thoughts...
I think it is weird that the guy is like "Yeah, before we got this 2020 document, we really didn't know how to handle any of this or even WHAT TO CALL these animals." Um, no, that just isn't true. He says this when he has a slide up showing the difference between "Service Dogs", "Emotional Support Dogs", and "Therapy Dogs." Anyone that has been here since before January of 2020 (when the new document came out), will absolutely know that we've defined those and called them that well before the 2020 Animal Assistance Notice ("AAN") came out. So, I'm not sure why he makes it sound like this is all brand new. Again, it is a guide to help explain what was already the case -- and we certainly already knew what the different types of animals were and "what to call them."
While it DID replace the old guidance, remember that it still didn't change any law. It just gives new guidance to us.
He goes on about they "changed" how they classify Service Animals. Again, not really accurate. They didn't "change" anything with the 2020 AAN guidance. It's always been that way.
In any case, it is fine as a quick summary, I guess. I think he over-simplifies a few things a bit too much, but that isn't a huge deal. I also think that he repeatedly states that this is "new in January of 2020" when it isn't "new" as far as the law is concerned -- it's just clarity in the guidance. It's funny because he'll have a slide on the screen that states that this changes nothing in the law -- and then he'll SAY something very different from that. :)
- John...
--67.209.xxx.xx |
Service Dogs TX (by John... [MI]) Posted on: May 20, 2022 9:32 AM Message:
Oh -- and people should be VERY careful taking advice from others here on things like this. As an example, OPM above states:
"FOR THE MOST PART THE NAMES ARE SET UNDER FEDERAL LAW SO WHAT YOU WANT IS A DOCUMENT FROM A HEALTH CARE PROVIDER, DR... FOR BODY OR MIND,, NOT A NURSE"
This is very bad advice. He specifically says that a "nurse" does not count as a "health care provider" for this. That is absolutely incorrect. The HUD document that we're talking about actually SPECIFICALLY LISTS "NURSE" as a valid health care professional!
So, if OPM denies someone their assistance animal because the documentation is from a nurse, then they are violating federal law.
The document is not that long nor complex. People should just read it if they are having trouble deciding how to handle these requests:
www.hud.gov/sites/dfiles/PA/documents/HUDAsstAnimalNC1-28-2020.pdf
There is an even easier to read "fact sheet" that goes along with it with a Q&A section:
www.hud.gov/sites/dfiles/PA/documents/AsstAnimalsGuidFS1-24-20.pdf
- John...
--67.209.xxx.xx |
Service Dogs TX (by 6x6 [TN]) Posted on: May 20, 2022 7:44 PM Message:
Thank you John --73.120.xx.xxx |
Service Dogs TX (by Peter [NH]) Posted on: May 26, 2022 6:42 PM Message:
Hi
My advice is to never ever argue with a prospective tenant about emotional support animals
I had one tenant contact HUD and bring a formal suit against me a few years back and It cost me dearly but I learned
--174.196.xxx.xxx |
Reply:
|
|