Service Animal
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
Service Animal (by DNewbie [TX]) Jan 9, 2023 5:54 PM
       Service Animal (by DNewbie [TX]) Jan 9, 2023 5:54 PM
       Service Animal (by Ken [NY]) Jan 9, 2023 6:22 PM
       Service Animal (by Homer [TX]) Jan 9, 2023 6:29 PM
       Service Animal (by Richard [MI]) Jan 9, 2023 7:11 PM
       Service Animal (by Dave [MO]) Jan 9, 2023 7:49 PM
       Service Animal (by Vee [OH]) Jan 9, 2023 7:56 PM
       Service Animal (by DNewbie [TX]) Jan 9, 2023 8:03 PM
       Service Animal (by 6x6 [TN]) Jan 9, 2023 9:06 PM
       Service Animal (by Gene [OH]) Jan 9, 2023 9:42 PM
       Service Animal (by John... [MI]) Jan 9, 2023 10:11 PM
       Service Animal (by John... [MI]) Jan 9, 2023 10:13 PM
       Service Animal (by John... [MI]) Jan 9, 2023 10:16 PM
       Service Animal (by DNewbie [TX]) Jan 10, 2023 4:32 PM
       Service Animal (by Lisa [TX]) Jan 11, 2023 12:08 PM
       Service Animal (by plenty [MO]) Jan 11, 2023 4:59 PM
       Service Animal (by plenty [MO]) Jan 11, 2023 4:59 PM
       Service Animal (by plenty [MO]) Jan 11, 2023 4:59 PM
       Service Animal (by John... [MI]) Jan 12, 2023 3:02 PM
       Service Animal (by Robin [WI]) Jan 13, 2023 9:23 AM
       Service Animal (by WMH [NC]) Jan 13, 2023 7:57 PM
       Service Animal (by Nellie [ME]) Jan 14, 2023 10:31 AM
       Service Animal (by John... [MI]) Jan 15, 2023 10:20 PM
       Service Animal (by Rentman [SC]) Mar 17, 2023 4:59 PM
       Service Animal (by zero [IN]) Mar 18, 2023 8:27 AM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

Service Animal (by DNewbie [TX]) Posted on: Jan 9, 2023 5:54 PM
Message:

Hi all,

I have gotten many applications where there's 'service animal'. Is this the new scam to get round pets? How do you guys handle these?

In this particular case, it's 3 pit bulls. The ADA registration is false, the 'letter' from professional is false (everything doesn't match up). How will you guys handle the rejection?

1. Do nothing and say, the application is being reviewed

2. Say ADA registration number brings no result.

--70.122.xxx.xxx




Service Animal (by DNewbie [TX]) Posted on: Jan 9, 2023 5:54 PM
Message:

I'd like to add that the income does check out (don't know about credit score). So I could not decline based on that. --70.122.xxx.xxx




Service Animal (by Ken [NY]) Posted on: Jan 9, 2023 6:22 PM
Message:

Keep screening,you will find another reason to deny them,cheaters cheat everywhere in there life so landlord references are probably no good either --74.77.xx.xx




Service Animal (by Homer [TX]) Posted on: Jan 9, 2023 6:29 PM
Message:

Ken is right. Keep looking! I used to fear getting those applications, but now I say no problem. I always find something that disqualifies the lier. --47.32.xxx.xxx




Service Animal (by Richard [MI]) Posted on: Jan 9, 2023 7:11 PM
Message:

Dear prospect,

Since your service animal/ESA is on the insurance companies list of animals they don't allow, the insurance on the property will be cancelled which will cause the bank to call the loan on the place.

I'm sure you can see where this will cause a problem.

However, if you will simply supply $2.5 million (the liability coverage of current insurance) plus $xxx (the complete value of the property), we can proceed with your application. It is only reasonable that you provide funds to cover any potential losses if the insurance is cancelled and there should be a claim. Your cooperation is appreciated. We will require the full amount at lease signing. Signed the management. --75.7.xx.xx




Service Animal (by Dave [MO]) Posted on: Jan 9, 2023 7:49 PM
Message:

Providing false documents is a DQ, for me. Application canít process any further down pipe. I would move on to the next application till the screening requirements are met by the accepted application. Treat everyone the same. --199.200.xx.xx




Service Animal (by Vee [OH]) Posted on: Jan 9, 2023 7:56 PM
Message:

Getting photo vet records makes it easy to dq the animal if it shows up at another place you have. --76.190.xxx.xxx




Service Animal (by DNewbie [TX]) Posted on: Jan 9, 2023 8:03 PM
Message:

Thanks Richard for the idea. Your suggestion led me to do a bit of checking. I will check with my insurance on how to treat service animal/ESA on ban list. If the insurance company don't make an exception, then it's valid to use financial hardship on the landlord as reason to reject.

@Dave, you are right. But this recent batch made me read up more on such thing. I haven't notice it before, but see it increasingly common. I have seen many 'Service Animal' on application, upon reading more on ADA and fair housing, I'm allowed to ask certain questions. Sometimes just that is enough. --70.122.xxx.xxx




Service Animal (by 6x6 [TN]) Posted on: Jan 9, 2023 9:06 PM
Message:

I wonder if anyone has ever prosecuted any of these people? --73.113.xxx.xxx




Service Animal (by Gene [OH]) Posted on: Jan 9, 2023 9:42 PM
Message:

If everything else checks out, you can always do a in-home visit and I would suspect that 3 pit bulls would have done some damage to their current property. --99.165.xx.xxx




Service Animal (by John... [MI]) Posted on: Jan 9, 2023 10:11 PM
Message:

A couple quick things based on things said above:

1. There is not official "ADA Registry" -- so the option of "Say ADA registration number brings no result" makes no sense. There is no registry to check as there is no ADA Service Animal registry.

2. As you said, look INTO what Richard said, but don't follow what he wrote at all. Guidance has already been given by HUD stating that a blanket "my insurance doesn't allow " is NOT an acceptable "hardship" because it generally isn't accurate. You'd need a letter from your insurance company stating that the SPECIFIC ANIMAL would cause your insurance to be canceled even though it is a SA. And, in general, you won't get that letter from your insurance company.

Easier to just find another reason to decline. Or, if you want to do it "right", I'd just follow up on the documentation. What do you mean it "doesn't match up"? How do you know it is invalid? If it is invalid, then you can deny based on that. If you can't prove it is, then that's another legal issue to avoid...

--96.40.xx.xxx




Service Animal (by John... [MI]) Posted on: Jan 9, 2023 10:13 PM
Message:

On a side note, people faking SERVICE Animals are idiots, IMO. Much easier to fake an ESA and it gets the same protections for housing. Heck, you can fairly easily get someone to write documentation for MULTIPLE ESAs. Getting someone to write documentation for multiple Service Animals is almost impossible.

If they are really saying "Service Animals" and not "Emotional Support Animals", then they are just dumb. :)

--96.40.xx.xxx




Service Animal (by John... [MI]) Posted on: Jan 9, 2023 10:16 PM
Message:

Oh -- one last thing. You should ask them which task each dog has been trained to perform. They need to be different tasks unless there is some reason that they would all need to be for the same task (i.e. some 24/7 trigger to watch for -- so each dog does 8 hours worth -- which, again, would be incredibly rare).

If the disability is not obvious, you are allowed to ask what task the Service Animal is TRAINED to perform. So, ask them (and get it in writing).

--96.40.xx.xxx




Service Animal (by DNewbie [TX]) Posted on: Jan 10, 2023 4:32 PM
Message:

Hi all,

You are right about people faking ESA. ESA requires someone (a licensed professional, not necessarily a physician, to write a letter). These people with 3 pit bulls did have one. But the address of this "professional" is a dentist office! --2.56.xxx.xx




Service Animal (by Lisa [TX]) Posted on: Jan 11, 2023 12:08 PM
Message:

I noticed a lot of people these days are using ESA to get around pet policy and deposit requirements. I think you can't charge ESA pet fee and pet rent or limiting the size or breed.

Use other non-pet related reason to disapprove. Many don't qualify any ways.

I do have one tenant with a properly registered service dog, which is fine, they have been great. But how do you verify an ESA, call the doctor who wrote the letter? --70.119.xxx.xx




Service Animal (by plenty [MO]) Posted on: Jan 11, 2023 4:59 PM
Message:

once we removed the NO PETS in the ad, all the request for such accommodations stopped... so i'm thinking many of these are testers. Know how to reply and just With this property we did rent without pets. --172.58.xx.xx




Service Animal (by plenty [MO]) Posted on: Jan 11, 2023 4:59 PM
Message:

once we removed the NO PETS in the ad, all the request for such accommodations stopped... so i'm thinking many of these are testers. Know how to reply and just With this property we did rent without pets. --172.58.xx.xx




Service Animal (by plenty [MO]) Posted on: Jan 11, 2023 4:59 PM
Message:

once we removed the NO PETS in the ad, all the request for such accommodations stopped... so i'm thinking many of these are testers. Know how to reply and just With this property we did rent without pets. --172.58.xx.xx




Service Animal (by John... [MI]) Posted on: Jan 12, 2023 3:02 PM
Message:

Lisa: Just to note it, there is no such things as a "properly registered service dog". There is no registry for Service Dogs, so there is no way nor need to "properly register" one.

In other words, I'm MORE worried about people who say they have a "properly registered Service Dog" because, again, no such registry exists.

--67.209.xxx.xx




Service Animal (by Robin [WI]) Posted on: Jan 13, 2023 9:23 AM
Message:

I had one applicant who screened okay, but in the process of our conversation let slip that he had a dog.

"I'm sorry, but we don't allow pets."

"Oh, he's a service dog."

"That's great! What service has he been trained to perform?"

"He alerts to seizures."

Me (looking at the van he just drove up in): "I thought if you had seizures, you weren't allowed to drive?"

"It's my ex-girlfriend's dog." As I drove away, he was still calling after me, "But it's a trained service dog!"

True story. --104.230.xxx.xxx




Service Animal (by WMH [NC]) Posted on: Jan 13, 2023 7:57 PM
Message:

John/MI is right: if someone tells your their dog is a "registered" Service Dog, they are lying as no such registry exits. Except faux on-line registry sites. --108.4.xx.xxx




Service Animal (by Nellie [ME]) Posted on: Jan 14, 2023 10:31 AM
Message:

An insurance company cannot cancel the insurance if it is a legit service or ESA animal. My insurance company told me that when I called them about a surprise pit bull masquerading as an ESA. So donít automatically assume that your insurance will cancel.

Personally, I think that whatever agency is in charge of this needs to review their guidelines and put some restrictions on it to make it a reasonable accommodation. Because a pit bull (or American Staffordshire Terrier, as my then recently moved in tenant claimed) is not a reasonable accommodation. --76.179.xxx.xx




Service Animal (by John... [MI]) Posted on: Jan 15, 2023 10:20 PM
Message:

I had a tenant with a pitbull ESA. Worked out fine. It was a good dog and well trained. Was not difficult to make a "reasonable accommodation" for it in my case.

--96.40.xx.xx




Service Animal (by Rentman [SC]) Posted on: Mar 17, 2023 4:59 PM
Message:

We have a no pets policy in our rentals. We have a tenant who got a Pit Bull, and we told him to get rid of it. He didn't, we didn't follow up as we should have, and the dog ended up biting a teenager in 2020. The tenant owns nothing, so we are being sued. I sent the tenant a letter to get rid of the dog, and that we have a strict no pets policy, and he did.

Fast forward 2 1/2 years. I was at the house and noticed a chain in the yard. I asked the tenant, and he said they don't have a dog, but occasionally his son brings his when he visits. I told him no pets are allowed on the premises at all, and he said he understood. Two weeks later I receive an ESA Letter about Bruno, their Pit Bull. So, I call the tenant. He tells me they've had Bruno for about a year. He knows he's not supposed to have a dog, but he doesn't remember that I'm being sued over his last one.

He is a long-term tenant, and we're renting it to them for $660. It needs updating, but if we update it, the market rent is $1,300.

My question is, can I evict them for lying about the dog for the past year? Should I allow it, wait a few months and ask them to move so I can renovate and increase the rent?

--71.70.xx.xxx




Service Animal (by zero [IN]) Posted on: Mar 18, 2023 8:27 AM
Message:

You have proof they had the dog illegally before the ESA paperwork?

Goodbye, clear lease violation in my opinion.

Just be positive you have proof they had the dog longer than the ESA papers. Did he text you or tell you voice? Might end up being a he said she said type thing. --107.147.xx.xxx



Click Here to send this discussion to a friend
Report discussion to Webmaster


Reply:
Subject: RE: Service Animal
Your Name:
Your State:

Message:
Service Animal
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: