My concern is that there are many fake ESA letter services in the market. I’m familiar with the Fast ESA Letter platform, which connects individuals with licensed professionals for legitimate evaluations and letter.

An ESA letter from a medical professional that is 500 or more miles away and has only talked or emailed the ESA requestier is probably a phony.

I have not personally encountered any fake ESA but then again my rentals tend to be a bit on the higher end. I have one lady who has an ESA for her daughter and it was legit without a doubt. I ask for the following:

1. A written request for a support animal as a reasonable accommodation.

2. Evidence from your healthcare provider of a disability and that you have a disability-related need for an assistance animal.

Misrepresentation of support animals is a Class 3 misdemeanor (N.C.G.S.A. § 168-4.5)

If they provide it, fine.

I think your choices come down to deciding if they family is rent worthy. Don't think about the ESA until you determine if the people meet your criteria.

Assuming the people are good, then if the ESA information is valid you have to accept it with the people.

If the ESA information is suspicious, you either need to challenge it, ask for more info, or just accept it. Each has their pitfalls.

I have only once accepted an ESA letter and it was from a long term renter for one of their kids whom I have known since they were very young. I could see the need do it wasn’t a surprise. The matter was from the family doctor and it was a local doctor.

Every one who has ever told me that their dog is an ESA was someone who was easy to disqualify. I would not have accepted them even if they had no animals

Since I allow dogs, the ESA claim never comes up until after I learn that their pet is on the insurance company's dangerous dog list. That is my first hint that the ESA claim is phony.

ESA letter means one of two things. Either the applicant is a cheat and a liar, or else the applicant has mental health issues.

I helped draft a resolution that passed here in CA about ESA "letters".

When you "show" your vacant unit, not when you post it online, talk to someone on the phone or send smoke signals atop a mountain -- but meet and greet with your applicant. Provide the "standard" people application. Then run the applicants credit and back ground information and they Pass!

Then you deal with the filled in line on the application where they answer : "Do you have an animal, pet, dog, horse or any non-human animal living with you". And the applicant put down, "We have an ESA dog". You've ESTABLISHED A TIME LINE.

Then you ask for the following:

1) Veterinary records for vaccination.

2) Copy of the dogs "license", required by most cities

3) Aggression training

4) Renters Insurance covering the dog for liability, bites, attacks, etc.

5) Doctors note

Then these documents have to be at least 30 days old. An applicant can not read an add and then acquire proof to satisfy a tenancy. It would have had to be already done before the applicant started looking for a rental.

Morgan,

If this helps...

Our local Fair Housing Director set some boundaries to protect those with legitimate needs and help cancel the scammers. She hates scammers.

She has offered that when in doubt the LL can run the applicant's info past her for review.

We never tell the applicant what to provide, just ask them to provide their information. REAL ESA/Service animal people know EXACTLY to provide the LMN.

Not sure what folks are calling an "ESA LETTER". There is only ONE document to provide called an LMN Letter Of Medical Necessity and they expire in 365 days.

She will only accept an LMN for a local or driving distance medical professional with a HISTORY of treating that patient. She will not accept the online service which provides letters from out of state.

(Cali aside) She says we cannot require ANYTHING other than the LMN - no vet records, etc.

I watched a real TV court eviction episode on YouTube where the apt complex was denying the res' animal in a no pets buildings because the LMN had expired and the res' doctor would not issue a replacement LMN - because she was all better now!

Nothing happens until we have a legit LMN.

Problem: doctors don't care about us. Their nurse will print off a form letter and the doctor will sign it to appease the patient. No skin off THEIR income.

I'll say it again, our ESA REQUESTS are almost zero.

My lease is clear:

List all animals____

Important info we should know_____

(Notice: Misrepresenting a service animal is fraud punishable by up to $5000 fine and/or possible jail time.)

26 states have such a law.

That ONE clause has made our screenings MUCH easier and increased my animal fee income.

Rent on! Legally!

Not going to look it up but I would like to see the law that states a minimum timeframe for an ESA letter.

It's the local committee who will sue or disregard a complaint. Local and state laws added to the federal law will vary.

So get to know YOUR director, not just for ESA but for ALL Fair Housing compliance. Our director offers to review any LL policies, ads, leases, etc to help us comply.

To share what happens in MY town, she says the law is clear - we cannot ask for ANY records than the LMN or make ANY other requirements.

We CAN visit the animal and deny if it has bad behavior.

We CAN ask "What action does the animal provide?"

BRAD

PS

The answer to that last question about what the animal does is often vague - "It helps me".