Emotional Support Dog

I have somebody applying to my SFH. He is a veteran and has an emotional support dog. I understand the emotional support dog is like a service dog, landlord can not charge a pet deposit. But want to know if I need to draft the lease to somehow show that he has an emotional support pet? Or should I draft the lease like the dog not even exist? Anybody has experience with tenant has a service pet and willing to share, I would really appreciate.

--47.187.xx.xx

Emotional Support Dog (by Gail K [GA]) Posted on: Jun 7, 2017 11:45 AM
Message:

Emotional support ANIMALS are not like service dogs. One has been trained to performed a service for the owner; the other typically provides some type of comfort or "emotional" support.

Someone simply claiming they have an emotional support animal doesn't cut it. While a landlord cannot ask the medical reason for the need for such an animal, they can request proof from the appropriate medical provider that such an animal is needed. The emphasis is on appropriate medical provider; in this case, it is likely to be the VA Medical therapist or physician following this veteran. Until you receive this all you have is the vets claim their dog is an emotional support dog.

Sometimes these folks simply show up with "proof" from those fake online sources that will sell certificates, plaques, jackets, etc. claiming an animal is a certified emotional support animal.

Keep in mind that damages from a security deposit can be taken out if the ESA causes them during the tenancy.

A good article on this...

www.animallaw.info/article/faqs-emotional-support-animals

Gail --71.203.xx.xx

Emotional Support Dog (by Barb [MO]) Posted on: Jun 7, 2017 11:51 AM
Message:

As for drafting it into the lease, I simply add a note that the resident has "Animal Name", as required by "Physician or medical provider". I keep a copy of the letter, and I require it to be updated annually. --131.151.xx.xx

Emotional Support Dog (by John... [MI]) Posted on: Jun 7, 2017 11:53 AM
Message:

It is important to note that Service Animals and Emotional Support Animals are not the same, I agree -- but when it comes to how we, as landlords, have to deal with them, they really are very similar.

You may ask slightly different questions to verify them, but we still have to deal with them under the same law (the Fair Housing Act).

So, they are different -- but nearly the same when it comes to dealing with them.

- John...

--207.241.xxx.xxx

Emotional Support Dog (by Pattyk [MO]) Posted on: Jun 7, 2017 2:44 PM
Message:

I think I'd collect all the same information on the animal and write zero $0 anywhere it reads a cost or fee. --66.87.xx.xxx

Emotional Support Dog (by Barb [MO]) Posted on: Jun 7, 2017 3:22 PM
Message:

The other thing to do :

Shut up and listen. I've had a number of people claim to have service dogs and ESAs. I simply ask about the animal. Then listen. Half the time they say something else that makes me find another reason to not qualify them.

--131.151.xx.xx

Emotional Support Dog (by TenantWhisperer [MA]) Posted on: Jun 7, 2017 5:02 PM
Message:

My wife won't allow me to have an emotional support stripper! Can I sue?

--66.30.xx.xxx

Emotional Support Dog (by Lana [IN]) Posted on: Jun 7, 2017 7:51 PM
Message:

At my last visit to Menards, I saw a total of 3 dogs with little vests on wheeling through the store. They are breeding and spreading like lice. --152.131.x.xxx

Emotional Support Dog (by Lynda [TX]) Posted on: Jun 7, 2017 8:20 PM
Message:

Do all the same 'due diligence' as with a pet. Go to the applicant's current address and see how they live with the animal. Does the place smell of dog? Are there any chewed carpets,scratched doors,etc. Does the dog exhibit bad behavior? Jump up on visitors, bark, growl? Does it obey its owner? Does the owner have to yell at it? Has it been left out in the yard? Whatever you see/smell there--that will be YOUR property in 2 months time. If you are not comfortable taking that dog in your property, find another way to decline the applicant. You don't need the liability of a bad dog.

Another thing you need is copy of the dog's vet file to make sure it is in good health and has all its shots up to speed.

The key to having a happy experience with a tenant and dog, is to choose both a well behaved animal AND a responsible owner. Just because the owner is a veteran doesn't mean he is a responsible dog owner. Just because the dog gives emotional support to his owner doesn't mean it is well behaved. The one who controls that situation is YOU. You will get what you allow. --108.87.xx.xxx

Emotional Support Dog (by Linda [TX]) Posted on: Jun 7, 2017 8:48 PM
Message:

Thanks everyone for your insight. I will keep these in mind while working with them. On a slightly different subject, do you always asking for a pet's vet record even it is not a service pet? Lynda's reply reminded me of this question as I have never asked for this before even when tenants have pets. --47.187.xx.xx

Emotional Support Dog (by Poky [OH]) Posted on: Jun 8, 2017 5:52 AM
Message:

What I do is get the name of the doctor & address. I have the prospect sign a medical release permission form, drawn up by my lawyer, and mail to the doctor, after you verify his address, tenants are smart. send with it a self address stamped envelope. If another tenant arrives before the verification, I just say verification has not arrived. You have the right to verify the animal, not the medical condition. --71.72.x.xxx

Emotional Support Dog (by John... [MI]) Posted on: Jun 8, 2017 8:22 AM
Message:

Lana: Yeah, I'm getting a bit tired of that too. The real issue there is that those dogs have NO RIGHTS in a store like Menards. There are absolutely no laws saying that ESAs are to be allowed into stores and restaurants. Only the ADA covers those sorts of places -- and that only covers real Service Dogs. Menards would be fully within their legal rights to deny all ESAs from entering. But, of course, the press would LOVE how they denied someone's "service animal" (because that is what the press would call it even though it wasn't) -- so places like Menards have to not say anything to keep everyone happy. :(

TenantWhisperer: As long as your emotional support stripper is a dog, you should be good to sue. Although, if that was the case, my guess is your wife would be the one suing you... ;)

- John...

--207.241.xxx.xxx

Emotional Support Dog (by Lynda [TX]) Posted on: Jun 8, 2017 9:36 AM
Message:

Linda, yes, for any animal in your property, you need to know that it is healthy and has all mandatory shots. I do not ask for the vet info and check myself. I just ask for a copy of the latest shots. RESPONSIBLE owners have a record of their vet visits and prob bills showing paid for the shots. *I* have a file on my pets of all the paperwork given to me over the years, shots, bills, etc. Military people especially all have medical files for themselves, and it is natural that they would keep some such on their pets too. --108.87.xx.xxx

Emotional Support Dog (by Elena [PA]) Posted on: Jun 8, 2017 7:04 PM
Message:

Just dealt with this today. Had a potential tenant tell me he has an emotional support pitbull. When I asked for paperwork, the kid produced a real looking certificate from www.esaregistration.org/

I studied the website: all one has to do is to register and pay $35. Don't fall for this. So I dug further: found this HUD document. portal.hud.gov/hudportal/documents/huddoc?id=servanimals_ntcfheo2013-01.pdf

It said that the medical doctor or therapist has to write a note, and we can charge a reasonable deposit, but not a fee. When I asked for a medical note, the kid disappeared. I do not doubt that some people find comfort in their pitbulls. However, our insurance company does not allow them. --73.13.xxx.xxx

Emotional Support Dog (by John... [MI]) Posted on: Jun 9, 2017 5:43 AM
Message:

I would be careful with what you appear to be getting out of that HUD document. You say two things:

1. That it says that the note has to be from a medical doctor or therapist.

I don't see that in the document. The word "therapist" does not even occur in that document at all. Now does the word "doctor." What they do say is that it has to be from a "physician, psychiatrist, social worker, or other mental

health professional". "Other mental health professional" is very open. So, I would be careful about trying to say that it MUST come from a "MD or therapist." HUD says no such thing.

2. That it says that you can charge a "reasonable deposit" for the animal.

It doesn't say that at all. The only time the word "deposit" is mentioned at all in that HUD article is this sentence:

"...while housing providers may require applicants or residents to pay a pet deposit, they may not require applicants and residents to pay a deposit for an assistance animal."

In other words, it says the exact OPPOSITE of what you got out of it! It explicitly states that you may NOT charge a deposit for an assistance animal.

Yes, we can verify that they have proper documentation. But I'm not sure how you got such different things out of the same HUD article. I would be very careful making legal decisions based on what you seen to have gotten out of it.

- John...

--207.241.xxx.xxx

Emotional Support Dog (by John... [MI]) Posted on: Jun 9, 2017 5:44 AM
Message:

Typo: I meant "NOR does the word 'doctor'" appear in that article. (not "NOW" like I typed)

- John...

--207.241.xxx.xxx

Emotional Support Dog (by Sharon Moses [TX]) Posted on: Jun 9, 2017 2:46 PM
Message:

The very best and quickest way to clean a glass cooktop stove is by putting comet first where the problem areas are evident, TSP Substitute which you. An find in the painting supply section at Lowes after diluting it per instructions on the bottle. The best TSP for this job is red in color ( I have found that the dilution rate is really personal preference and have used it full strength from time to time). After application of comiet and TSP spray the cooktop with 409 allpurpose cleaner which contains No Beach. Make sure solution settles alongside the edges of cooktop and the border which holds it in place. Leave this solution on cooktop for up to 30 minutes or less. Depending on degree of cooked on food. Using a green scrubbing pad with the yellow sponge on opposite side begin to scrub the cooktop mindful of the amount of pressure you use so as not to crack cooktop or damage elements. If mor moisture is needed us 409 or TSP You will begin to see places that are clean quickly while wiping scrubbing and wiping off the soaps. When all parts of cooktop appear clean use paper towels to remove your cleaning solution until it appears to be gone. Get a clean washing rag wet with clean water squeezing out excessive water to further remove all traces of chemicals until you are satisfied that the cooktop is clean and nothing remains. You can then spray window cleaner that foams ( found at Walmart as well as Lowes on the surface. It sounds complicated but isn't. It works faster and better than anything I have tried in 35 years. Also TSP ,comet and 409 cleans ovens ten times faster than any oven cleaner. Just do same procedure minus much scrubbing required with oven cleaners and smell. CAUTION THIS TSP CAN BURN Your Skin so wear gloves is you so choose and goggles. I don't. I just wash when it gets on skin and have never had irritated skin or burns. Don't use on porous materials. It isn't made for such but works on all other surfaces including the removal of glue from tape off of windows and etc.. Enjoy your new found cleaning recipe --174.255.xxx.xxx

Emotional Support Dog (by Sharon Moses [TX]) Posted on: Jun 9, 2017 3:36 PM
Message:

I have an ESA K-9 with the proper governmental papers that includes all nessacary documents. You can go online to the web site specifically for service animals. As you complete reading all about service animals the site will give you another legitimate web site for support animals. Your animal will be issued a support number at which time you have the opportunity to obtain legal documents from the United States supporting site. If these ID cards haven't changed since June 2015 the ID CARD as well as other important things will become available to you. The color of my ESA K-9 card which I carry everywhere is slightly grey background with both whit and black typed information. It also has maroon,gold and black designs- rectangular plus a scannable card reader, date issued, internal code, Country of origin, access level, official destination and reason for issue. It can bear the picture of the ESA but will never have the picture of the owner on this credit card size ID CARD. That is all requirements needed by anyone who questions your animal however if you intend to take a trip using commercial transportation all airlines require a written signed prescription for your ESA by your attending physician. I get mine renewed every year but it isn't required. It seems most people trust your physician more than the US government issued numbers or cards issued to you. As I have seen a few fraudulent cards that is probably the reason as well as not many people have seen a legitimate ESA card and there are so many fraudulent sites on line. My suggestion to all landlords as well as renters is to ask for or obtain legitimate documents for your ESA or from your prospective renters. If they have no I'd number, card or prescription from their physician their animal doesn't have to be constantly an ESA animal --174.255.xxx.xxx

Emotional Support Dog (by John... [MI]) Posted on: Jun 9, 2017 5:26 PM
Message:

Sharon: There is no such thing as "governmental papers" for an ESA. The only documentation required for an ESA is a note from a healthcare professional stating that you have a disability and that the animals helps to relieve or lessen that in some way. There is nothing "governmental paper" involved.

There is no government ID card for ESAs either.

All these are are private companies trying to sell documentation for ESAs. Again, they are not government sites. You are simply buying a worthless ID Card from some private company in business to make money.

Again, the only thing that matters for an ESA is a letter from a healthcare professional. Nothing else really matters. You're paying for nothing. (Although I'm sure it fools some people, so maybe it is worth it for you.)

Again, if you were trying to rent from me and showed me that card, I would say "That's nice, but I need to see the letter from a healthcare professional stating that you have a disability and that the animal helps you with that disability in some way."

IT is funny that you mention seeing "fraudulent cards." They are no more legit than yours. Again, there IS NO GOVERNMENT ISSUED ID CARD FOR ESAs. Sorry, but if you think there is, you've been duped by a commercial entity selling it to you.

- John...

--75.133.xxx.xxx

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