I see that some here require extra insurance for dogs. Can this be applied to "emotional service" dogs. Seem like everyone in my building claims one.

Also some get a dog and then claim they will be getting a "note" soon.

No, you cannot require "extra" insurance for emotional support animals. You can, however, raise the insurance requirements for everyone in the building.

The tenants should provide the documentation before getting the ESA. The documentation is more than an "note". You may use your own form, that you have your tenant's medical provider complete and return. You can also call the provider to verify his/her actual signature on the form.

You can also have an ANIMAL policy for your building (not a PET policy). The animal policy should require vet records, DNA testing, licensing, apartment inspections, how damages will be paid, etc.

RatherdrumGal great thanks.

Would think if your going to NOW enforce no animal policy on current tenants your going to have to give notice to cure. Another words -- Management requires all claims of NEEDED "animals" have proper documentation by certifying authority. Please have notice stamped with Notary. Must be submitted with 30 days of receiving this notice or your rental agreement will be terminated and you will be asked to leave.

Also we let tenants know the pet records need to be yearly update.

My understanding is LLs have very limited rights when it comes to ESAs. You may be able to do what RathdrumGal suggests, or not. I believe a letter from a medical professional is all that is required for a tenant to have or get an ESA. I do not think the tenant is required to fill out any forms the land lord provides, and depending on what kinds of questions are on that form you may be in danger of violating the law. Pretty sure DNA testing and licensing requirements are not allowed by law.

Damages from an ESA would be paid by the tenant, as with any animal. One nice thing about the ESA mess is we aren't required to allow damaging or disruptive ESAs. Screen the resident carefully (as always) and if possible also screen the animal. I do a 2-minute in home inspection of the applicant's current residence. I can quickly spot damages and observe the animal's behavior. If it tries to bite me or the owner cannot control it, or there's poop all over the yard, I can deny for poor residential reference.

myob: "Certification" for whom? The person writing the documentation or the animal itself?

There is no "certification" for ESAs. So, no, you can't ask for "certification" for the animal.

If you just mean the documentation -- it needs to come from a healthcare professional. Whether or not you can require that they are "certified" in some manner is open to a bit of debate. But, the reality is that most people have no problem getting that documentation from an actual doctor or other valid healthcare professional.

In other words, that probably isn't the way to try to get around this and deny people for an ESA. The proper documentation is pretty easy to get for most people, unfortunately.

- John...

We discuss this every week.

You can require a letter of medical necessity for an ESA, to include the treating provider's name, address, license number, on letterhead. The letter should state that the individual is disabled and the ESA is required to assist in treatment, or allow the individual to mitigate the disability.

"We discuss this every week."

Correct -- like Barb said above, you can ask for proper documentation.

I don't think Sid was suggesting otherwise, of course. He also supports asking for proper documentation. He was just saying that adding lots of OTHER requirements on top of that can be a problem. (For example, some have suggested on this forum that you require the animal to be spayed or neutered -- that would be illegal by federal law and would only be acceptable if some local ordinance requires it of ALL animals in the area.)

Basically, you can request the letter documenting the need for the animal. But once you start adding all kinds of other requirements, you are walking on thin ice.

- John...