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I already have 2 dogs.we recently bought a townhouse and found out that there was more to the hoa than we thought.we didnt know that they could tell u how many pets u could own or tell u what u. an or cant do on your property.thanks goodness u can have 2 pets or we would have walked away from this place.nobody disclosed all the truth about the hoa ampng other things.if they had we wouldnt be buying this place.i need a letter for my 2 dogs just in case because it states in the hoa bylaws that if your pets become a nuisance such as barking to mich etc.they can make u get rid of them and there is no way I’m doing that.wanna have my bases covered because I dont know what I would do without paisley and molly.my pcp is treating me for depression and anxiety.had been for a while.ive had major depression since I was a kid and my dogs help a lot with it.
Would a townhouse count as a single family accommodation??
I applied for a rental and informed owner of my ESA. He does allow pets but said he has a 35lb weight limit and therefore would not rent to me. What good is a letter stating I need my ESA if I can stll be denied? Federal housing act states it is illegal to deny me but im getting denied still!
I am a landlord and I can explain from my point of view. I actually live out of income from my two apartments and to start with, some insurance companies do not accept pets in the unit or they charge a lot more for the insurance, A tenant brings a new puppy and the puppy needs training and accidents happened. Who pays for the cost of replacing the carpets or laminate floor, which is my case? I understand your point of view, but do you understand mine or are you prepared to pay for the damage? Do you think it is fair to the homeowner, that you damage the place and walk out of it? Ownership of an animal, comes with responsibility. If your dog barks and annoys all neighbors, do you think it is fair to others to have to live like this because of your dogs? People have rights as well as you do. A lot of people are just taking advantage of this loophole. If you move to a place that has the restriction, you knew it in advance. There are many other places that do not have the restriction why insist on one that have them in place?
@Maria
“Do you think it is fair to the homeowner, that you damage the place and walk out of it? “- of course not, that’s what security deposits, screening previous landlords, and requiring renters insurance is for.
“Ownership of an animal, comes with responsibility. If your dog barks and annoys all neighbors, do you think it is fair to others to have to live like this because of your dogs?” – again, screen former landlords to see if they have had bad animals. I cannot think of one of 6 different units I’ve lived in where I’ve heard other dogs bark or people on the street making noise. I’ve had homeless people sleeping in the quadplex backyard and it was not “their responsibility” to fix the situation or put in security cameras, even when these “visitors” started fires.
“People have rights as well as you do… If you move to a place that has the restriction, you knew it in advance.” – Sure, some of this knew this in advance but are still people with disabilities that have lasted for years, but did not know in advance that their disability would quickly, quickly get worse and they would need to look into alternative accommodations after trying other means to manage a condition for years. So yes, people have rights. We are not talking about the rights of an animal, but the person with the disability that needs to be treated.
I have given my manager 9 esa letters over 2 1/2 months… i get no response. What do i do?
I agree….we just had a family with a “well behaved large dog” (Shepherd mix , over 100 lbs , who barked 24/7 and destroyed the yard and violated the neighborhood rules on not letting your dog loose to take a dump on other’s property and not pick it up ) and 3 undisclosed cats vacate our rental property and the kids, the parents , the dog and the cats have destroyed the place. It was rented furnished and we have to replace EVERYTHING…. furniture that was 2 months old when they got there is in tatters due to the cats, dog and kids , cushions ripped apart, door clawed beyond repair, wallpaper ripped off the wall , every lamp in the place broken , 2 wall clocks broken , windows and screens broken … you get the picture … plus they were filthy on top of it. The likelihood of being reimbursed for this is laughable …it was a winter rental so they weren’t even there a full year but it is a nightmare that we won’t repeat ..
We got duped by them and it won’t happen again because we’ll be looking for one animal-less person , with great references from prior landlords , with a hefty security deposit . Too bad if this offends people but you are not “owed” an opportunity to destroy my property. It’s people like this that make landlords take a hard line …
I am currently in a single family apartment unit and I have proper documentation from my doc. And a HUD certificate staying my animal is used in my daily life as an ESA.
All the office said was to get a letter .. NOW they don’t recognize that and they adding more and more fees. On my bill and push papers through my door.
I need help!
They can’t be a nuisance or disbehaved. If they are service animals they should be properly trained…
ESA are there to be emotional supports. My ESAs are ESAs because they are too neurotic to be service dogs. I have PTSD, bipolar, generalized anxiety disorder, and my chihuahuas are the two things that bring me comfort. They get me out of bed. So when I leave my family to go live in a apartment, should my 16 year old chihuahua or my 6 year old chihuahua go to the pound because they aren’t used to apartment life and make a bit too much noise when I am not home? ESAs aren’t held to the same standards as service dogs, there just has to be a therapeutic use for them in a paitents everyday life.
What about others? Ther are other living in the complex do their rights matter or just yours?
Just my 2 cents. This is why we have so many homeless pets. Over the years more and more landlords refuse pets. I understand to some degree but charge an extra security fee in case of damage or some other agreement. It is a serious problem across the country if not the world. But there’s been factual studies showing a difference in children that have pets, many positive attributes, even for adults. (Bare in mind that these are families who treat pets well). Now so many have to move because of the economy or other reasons and they have to leave their pets… because shelters always say there’s a fee for surrendering your pet, but most people don’t know that a lot of them won’t make you pay it if you can’t so people leave and have no other options. Sad state of affairs…
I should be getting an apartment and my ESA doggy soon. Best wishes to all of you struggling out there!
I live in public housing. I was forced to get rid of my ESD. Less then 24hrs later, I was found unresponsive on my dining room floor. I had notes from everyone my landlord asked for, now after 2yrs of having him, it was an issues for my landlord and I was forced to get rid of him. It was the hardest thing I have ever had to do. Wish I had seen this before hand..
Get a letter from your PCP stating that you have anxiety (depression), have him sign on his letterhead and have him put on his license #. Also their signature and date. Legally, that should be enough.
I have been trying to find housing for me and my medically trained seizure alert sefvice dog. But eveyone is deniing me even with paperwork. What can i do?
You are not obligated to tell anyone about your service dog/ pets. After you sign you’re lease have your dr write a letter stating that you need your service dog. You don’t have to disclose what disabilities you may have…
If you have proper legal certification stating that it is your seizure alert service dog they cannot deny you by law…Contact the ADA and get them involved. People that deny you can face stiff penalties
My landlord just stopped by an seen my dogs I told him via text I have an esa letter he told me they only allow service dogs that have been specially trained
Can he kick me out
Hello,
A “Service Animal” is trained to perform a task that helps you overcome a disability. That training can be from a professional trainer or even from you.
An ESA (Emotional Support Animal) does not need to be trained. However; when requesting a reasonable accommodation for an Emotional Support Animal, it is within the landlord’s rights to request a letter from a licensed medical professional stating that the animal is actually an ESA. To help alleviate any additional issues, I recommend asking your ESA Medical Professional to ensure that your ESA letter is on their company letterhead and includes their license number (Not Drivers License. Medical/Therapist license number). This needs to be by someone who is or has treated you. (This type of letter is not required for Service Animals, only ESA.)
If you still get pushback from your landlord, I recommend referring him/her to the local housing authority if they are unaware of this requirement. If that does not work and they still provide issues, I would recommend seeking legal counsel.
*From my personal perspective, I recommend communicating with your landlord and directing the landlord to the local housing authority before contacting legal counsel, our world is already full of too many sue happy people and just as you posed a question on a board for guidance, sometimes a landlord is also unaware of the laws/guidelines, sharing the knowledge openly is Nobel and it’s what we would all want if we were on the other side of the dispute. It would be really great if everyone was made aware of what rights and guidelines they are mandated by but it’s just not the case.
Mine just did the same thing
No. You can train your own service dog and as long as they provide a service to you they can not ask for any documentation beyond your word. They can not even ask what tasks they provide. All they can ask is if they are indeed a service dog. Law!!!
Actually according to the ADA, people can ask two questions, one of which you listed as asking if the animal is indeed a service animal, but, they very much can and have every right to ask that second question, what task does the dog perform for you. They cannot, however, ask you or demand for a demonstration, and this is only for service animals. I am a guide dog handler who also has an ESA, so I am very familiar with these laws. In regards to an ESA, you do need a letter from a therapist or psychologist/psychiatrist that states that you need an ESA as part of your treatment plan, and you’re right, they can’t ask about your disability. The service dog question allowance for the second question, which tasks are performed by the dog, is different in that, although you must answer this question, you can do it in a way that will inform the asker as to a certain task, but service animal handlers are more likely going to have to disclose at least a small bit of info about their disability. ESA handlers do not have to disclose any part of their disability, because the support those animals provide is more for emotional issues that are not outwardly obvious, unless your therapist/psychiatrist has put such information in your letter; you can ask them to keep the letter vague but inform them of only needed information. You do have to tell them a task for service dogs, which as I said, will disclose at least the legally required info about the use of the service animal, like guidework, seizure or diabetic alert, assistance dog for wheelchair or others with limited mobility. Whomever worded the law as such was apparrently not thinking that this question could violate a person’s rights to the nondisclosure of a disability by asking the question. I hate that we as service dog handlers have to answer that second question, because this does allow them to get an idea of our disability, but, if we are going to use a trained service animal, we have to accept the law as it is and answer that second question, even though we don’t like to because of it disclosing info. This information can be found at
https://www.ada.gov/regs2010/service_animal_qa.html
I don’t like it either, but it is what it is unfortunately on that point.
Not true at all. As far as associations such as HOA or COA, legally can request certification in the case of a service anima, or an ESA letter from a doctor stating that the animal is required for a specific need.
Yes, definitely not true. You can ask what service the dog provides. Also, the letter from the therapist must be in the same state as you live. (or have recently moved from) This is a new change that has happened because of the online companies that send the letters out that are fake. The sad thing is this is ruining the process for those that TRULY need ESA and didn’t pay $69 for certification so they can get away with not paying for their pet.
no he cant
Move into a place and start paying rent and change utilities power to my name if they don’t want to rent to me because I’m Section 8 and tell me they’ve rented it but in fact they have not? What may happen if I move in they just move in 10 Utilities in my name and send them a check I give them a check
I filled out application for HUD and wrote my diagnosis and that I have a bird and puppy, the housing took a 200$ pet deposit and I paid rent in full,,,a month and half later I get a letter telling me only my bird is on application but not puppy that I have to get rid of puppy asap,can they legally do this if I have a ESA letter written after I get the notice! I cannot choose these are my babies all I have
Nope, if your therapist wrote both animals on the letter and they accepted it, they are going against the ADA. I would draft up a letter and consult a lawyer, most lawyers will do a free consultation for free.
I tried to rent a place in Hales Corners wi..I told the lady a have a emotional support dog..she straight out said I don’t want no dogs here ..she said she don’t want to hear a dog barking..I told her I have paperwork to prove and she straight out said no and hung up on me
I live in a bldg for over 31 yrs with my 2 cats that are my ESA. However, the landlord is desperately trying to get me evicted due to my cats! If you walk into my home you wouldn’t even know I have cats until they emerge!
Now I have San A/C unit that needs repair and there’s “BLACK MOLD” in my bathroom walls!
On the lease icons ago stated “no pets”. They knew then, and now I had 2 cats. They took the ESA letter, but they always give me a hard time to get service in my 1 bedroom apartment.
I live alone with my 2 cats and I’m a diabetic and I have COPD and emphysema which the “BLACK MOLD” doesn’t help.
What can I do?
You are absolutely correct. The potential landlord, even one with a “no pets” policy, does not have to be informed of your service animal(s)/ESA animal(s) until just before the lease is signed (when it’s too late for them to deny you without exhibiting discrimination after having been given knowledge of the existence of a service animal/ESA animal), OR just AFTER the lease is signed, at which time you can present your ESA physician-signed letter to the landlord stating you have the animal(s). If at that point they then try to void the lease because of the service animal/ESA animal, you can then sue them. Find a reputable attorney with landlord-tenant law experience or better yet, find an attorney who specializes in fair housing law. There are many “landlords” out there who are literally ignorant of the law as it relates to Fair Housing Law and they are asking for it if they deny you equal access to housing because of your service animal(s)/ESA animal(s).
My therapist wrote me a letter my landlord is giving one day to have dog out. What should I do
The landlord can’t do that I’m going through the same thing
If the dog has shots current & letter from dr as to why you need tje dog. You should register the dog & buy the jacket & get the ids. I no longer have an issue with my Service Dog since I got the ID & jacket. I rarely leave the house but to go to drs but was harassed so terribly at Walmart by a TPD officer, he set off my PTSD & I had to leave the store & go home, I haven’t been back until yesterday because my guy had his jacket on. I called the ADA & they told me if it happened again to report the person to TPD & then to the ADA because they are governed by the DOJ, which I did not know! Keep your letter on you& take a picture of it with your phone. My original one was stolen out of my purse but I had taken a picture of it.
They can’t do that. I am suing right now because of similar actions and my dog is still with me
File a complaint on each place you’re denied.
Providing you meet the necessary terms of the rental as others would, especially if you don’t tell them up front. If you don’t tell the landlord until you are approved and being asked to sign the lease and suddenly your apartment is back on the rental list…file. DFEH or HUD. It’s becoming
The condo association where I live has a rule for all animals over 1 years old. They have to be spayed or neutered. My ESA was accepted by the board but they’re saying that moving in is contingent upon me getting the procedure done. Do I have to get my ESA neutered?
You dont legally have to tell them you have a service dog until after you sign a lease
Exactly. That rules out the possibility of them denying you for “another reason” so if you don’t tell them until AFTER the lease if signed or at signing (turn a recorder on) and they retaliate or don’t want to sign it anymore, you have your case and the defense has no argument. You just won yourself a lot of money cause they want to have big heads and violate federal law that they think they’re above.
You are just being dishonest by telling them and most will either find a way to get rid of you legally or just not renew your lease and charge you for any damage that has occurred. The majority of pet owners do not take care of their pets and damage property. Unfortunate but true. The bad pet owners ruin it for the new one.
Hire a lawyer On contingency and sue the CRAP out of them. But a house with that money 🙂 they can’t win that lawsuit. They’re in direct violation of the ADA and fair housing act. That’s federal law. These people won’t learn until we make them.
Just how much money do you think is appropriate for denying an application? Most lawyers aren’t willing to take these nickel and dime cases. It’s a waste of their time when they can sue for big bucks on other types of cases. So many people are using fraudulent letters they’ve gotten off the internet.
Get a lawyer contact HUD
The landlord agent is refusing to accept three of my animals that are my ESA animals what do I do
I have an ESA I am going to move into a house and they said no pets. I haven’t told them about my ESA and I am afraid to because I am afraid they will deny us. If I don’t tell them about My ESA and they find out and try to evict can they if it’s an ESA? I don’t want to tell them because then they won’t let me rent the house.
Landloard won’t accept 3 of your animals? Do you need an emotional support zoo? You are one of the people abusing the benefit that so many of us really need. It will be people like you that cause the rules to be changed. Landlords are just trying to protect their investment. Animals “can” cause tremendous damage to a property. The more animals, the more risk. Be reasonable!
I also have 3 ESA’s. The 11 deaths in my immediate family and life that I’ve dealt with in a 20 month period of time is not your business, but my ESA dogs give me a reason to get out of bed and live through another day. They are MY REASON for continuing forward. Your sarcastic “zoo” comment is not appreciated. You have no idea what some people are going through, or need. 1 of my ESAs got cancer AFTER the 11th death and had to have his front leg amputated because the cancer was recurring. Another hard pill to swallow & kick in the stomach. Please, be kind to others.
You have no right to judge what someone needs or doesn’t need.
The ESAs could be shared between the family.
Having more than one could provide extra comfort, i know for me that’s the case.
Something about that pack/society thing, and all the different personalities…idk. its just a wider effect.
Plus each animal may serve a different purpose. One may be for anxiety while another for seizures or ptsd etc
ESA or Service. Especially with service it makes sense because its a lot harder to train 1 animal to do dozens of things than it is dozens of animals 1 thing. (ok u wont need that many but you feel me) and most whom have 1 issue tend to have another or two. if the entire purpose of owning those animals is ESA like mine, then no. it is NOT abusing it and there is NO LAW saying a limit.
I have a letter from my doctor for an ESA. I rent – the board says “no pets for renters”. They said they know what the fair housing act says but the answer is still “no”. He told me the call from the board president is a courtesy call & if I asked for their response in writing or pursued the issue anymore – I would be responsible for their legal fees. Also – I recently found out that there are other renters who have dogs. Are they discriminating? What would be my next step?
I agree,who needs 3 animals in a apartment in the first place? It is absolutely people like you,taking advantage of the situation that landlords deny people with a pet or emotional support dog. Be grateful not greedy!!
I have 2 ESA’s one is almost 15 and the other one is around 4. I got the younger one to help me through the passing of the older one when the time comes. She’s also smaller so it’s easier for me to travel with her and if she gets injured I can actually carry her. It is possible and not totally unreasonable to have multiple ESA’s if they all serve a different purpose or are at different stages in their lives.
That’s is unfair for someone to say that you don’t need emotional zoo. Do not allow someone to discriminate are timid you for their ignorance and lack of knowledge of what you need. The true ignorance is the one who is texting the message to you. I had three emotional service animal but they did serve purposes and needs. One was not capable to do the other necessary things that I needed to support my depression and anxiety. No one has a right to tell you that you’re destroying the system they’re destroying the system by talking about nothing that they have no right did you determine what you need. they do not know your circumstances and it’s absolutely ludicrous get off their backs and mind your own business. the devil always out there trying to hurt someone who’s already having a hard time.
That’s a true and false statement. I have a 3 yr.old pit bull 1 yr.old cat which my 11 year old son rescued she was 3 months at the time. And we have a 2 yr old cat who is a yr and half . We got him at 4months. They have not damaged clawed anything . It’s all in the training.
I totally agree with you, Richard.
Unless you are that person’s doctor or mental health professional, you have no business making judgments regarding how many ESAs they have. Mind your business.
Pet owners like yourself ruin it for everyone else! I understand one animal but 3? Give me a break, I bet you don’t have the need for one of them statistically.
My apartment has a 2animal limit and i have a letter from mental esa letter saying i need it for anxiety, ptsd and im on disability for the same problems and my apartment is saying i have to get rid of one of my other animals to get the esa animal is this illegal i live in ga
Not sure if you already have this resolved but an ESA is not considered a pet and thus can not count towards that limit, by law
Does anyone know the law if your living in a apartment that a program (ywca) leases the the apartment from the owner,that also helps pay a portion of your rent if I would still be able to have my emotional support dog,I have a letter and I’m disabled due to severe depression.The ywca program helps woman transition into their leased housing for which they pay part of rent. I live in a five family apartment in which the owner does NOT reside on the property.
I am in Schenectady ny.and I’m disabled do to depression.I recently got a pup and I’ve got a letter to have her as emotional support dog,my question is the apartment I live in is leased by a organization (ywca) from the owner of that 5 dwelling home from which landlord does not reside.Due to this apartment and ywca(they help woman after DV to transition after leaving the DV shelter) can the ywca that pays partial rent deni me? I’ve been without her (dog) for over 4 months and my depression is getting bad from not having her….I need help!!!
i currently live with several other roommates in a house for the last year. I’ve recently felt that having an emotional support animal for my well being and also for diabetes alert purposes would be advantageous. If I am able to get a therapist approval for a certified dog, is my landlord required to allow this dog even if my roommates do not want the dog?
We all signed a rental lease for 3 years and at the time of signing, we did not have any pets. The lease I signed states ” unless otherwise provided in CA civil code 54.2, pets not allowed”
A couple of my roommates say they are fearful of dogs, so they do not want a dog in the house. What are my rights in this situation?
Look for another place to live. Don’t try to force your dog on your roomates. That is unfair to them.
Just my opinion, but it seems disrespectful to your roommates to get a dog against their wishes. It would also put them at risk if the landlord objected. Many people like me are allergic to dogs. In my experience, dog owners do not walk or exercise them enough. They become inured to the smell of dogs that other people find offensive. If you are not respectful of your roomies, you should move.
Offensive. such a funny term to use. You do know what it means, right?
If you’re emotionally hurt and take it personal that there’s a “smelly dog” you may need some therapy too LMAO…
I get what you mean, but honestly x’D this makes me chuckle.
It’s not fair to discriminate a disabled person either, but yeah… if they hate dogs and u need your dog i’d find new roomies.
U til you realize the CLEAR difference in a PET and a ESA and/or Service Dog/Animal then you so t realize both the verbiage that applies to you and those that do not. #LegaleseLoopholes
We are trying to get ESA letter for our fish tanks for our anxiety. While there isn’t any weight restrictions for dogs, is there a gallon limit for fish? Our apartment is trying to make us get rid of our tanks or put our fish in 25 gallon tanks and our fish are too big. Wondering if the letter will help our situation because the foundation of the building is concrete and they’re more concerned about water spilling than the floor caving in.
Hello, we have lived at our single family residence for 24 months as of march 31st 2019. We have recently signed to renew our lease for an additional 12 months, which begins on april 1st of this year. We have an authorized pet on our lease for 24 months and on the recently renewed lease. We have also recently applied for an esa and have been excepted by a licensed esa therapist. The animal is a female pit bull breed. We have recently sent an email containing the esa letter from the therapist and an additional letter from ourselves requesting that we have an additional animal on our lease for the next 12 months. We wish to have both our current authorized pet on the lease and our esa dog. Are we within in our florida law? Can they deny us the right to have the esa dog? The esa dog has not current or prior incidents associated. It has never been a threat to another animal or person.
Thank you and we hope for your advice.
There are some exemptions from the law. One is if your landlord rents the single family house themselves.
Housing covered by the Fair Housing Act
All types of housing, including public housing, are covered by the FHA except: 1. Rental dwellings of four or less units, where one unit is occupied by the owner; 2. Single family homes sold or rented by the owner without the use of a broker; 3. Housing owned by private clubs or religious organizations that restrict occupancy in housing units to their members.
I live in a four house dwelling what to do with a esa. But what if the landlord doesn’t live there
My daughter has an ESA documented dog with a letter from her Psychiatrist. She was just admitted to college and they have denied her ESA even though they state they allow ESA’s on campus dorms. I had to write a letter of appeal along with all documentation with a letter from her MD. They denied her and stated I have to write another letter of appeal to the board. I have obtained a shared apartment that will allow her ESA. They will not allow her to live off campus as a Freshman. What are my options. They said this is my last appeal that i can file. I want them to allow her to live off campus as her preference. Any suggestions?
Magnuson hotel in Va. Beach canceled our reservation right in front of us because my granddaughter has a service dog and they wanted to charge me extra. I refused to pay it so the manager went to the computer and canceled our nonrefundable reservation. We called Priceline and they called the manager. After speaking with him Priceline refunded our money
Get a lawyer to write a strong worded letter to all interested parties.
I got an ESA letter online from a certified medical doctor and my landlord denied it saying they want a letter from a local doctor not one from online. What can I do at this point.
Go to a local doctor to get the right paperwork.
I live in Maine in section 8 housing. I got a service dog but now my landlord is saying their insurance may refuse to insure her breed, in which case they will have to evict me if I keep her. Is this legal for then to do?
If it is a service dog (and not an emotional support dog) yes, it is illegal. There are no breed exceptions when it comes to service dogs. Contact your local general attorney’s office to handle the matter.
I don’t understand why people want to own dogs in other peoples properties where the landlord says no. If you want to own a dog. Find a place where the landlord agrees to having pets or buy your own place. It should be that simple. Most people don’t know how to take care of themselves and their families let alone care for a pet. I think this is ridiculous! My opinion.
Well Veeda…because we love our dogs and corporate apartment complexes and most all landlords say that is too bad, and to give them up to a dog shelter. Affordable housing is limited. Don’t you think in today’s gig economy that maybe people can in no way afford to purchase a house? What will the wealthy landowners tell the renters next, to not have any children because young children are also destructive? Is that ok with you because we should not inconvenience landlords with our lives, just give them our money. So maybe what you are saying is people who rent should have no rights ?
You’ve obviously never tried to find housing with animals/pets.
Service and ESAs are not considered pets but more like tools and treatment plans.
Sometimes that’s all that’s available especially in someones price range work and school area (not always so easy to switch in some cases, and some may need housing pronto like myself rn, its been hell. disabled people are poor and struggle enough.. among other things. it’s just not always THAT SIMPLE it should be, but it isnt. They refuse to allow loans for low credit scores (mines because ive never had to do anything with it like that such as bills lmao not my fault. shrugs) and again, disabled people are poor as is so what makes you think they’ll have money for that down payment right away? and considering many live pay check topaycheck many may never be able to save up in time. you just dont know. there’s SO many factors situations and circumstances that can affect this, have some sympathy.
Veeda: Simple? I don’t think so. Many people can’t afford to buy their own place and most landlords do not allow pets. Not simple at all!
I call BS on this. I have moved all over the USA and 90% of the properties allow dogs (in fact, it’s cats most people don’t allow because they claw up the carpet). Landlords have incentive to allow them because it increases their renter pool.
The problem is people wanting to have their cake and eat it too. They demand they need to have one of the only breeds restricted on the property and then whine about it. You don’t have to get a restricted breed for an ESA. You don’t have to even get a dog, that is a personal decision. No one forced your hand.
Putting poorly thought personal choices on the majority is such blatant entitlement.
Also some people have totally gotten their animals in by taking advantage of the law,anyone can say they need one…BUT I’m currently fighting for my rights,I moved into a apartment after 90 days demestic violence shelter with their housing program,I am disabled and have many years of medical records to back me up,gave them letter and accommodation letter and because people are taking advantage of this they still are denying my rights.I have depression and anxiety,take meds and having been hospitalized and have had ECT treatment and I need my dog,shes all I have…its so wrong to deny someone who is totally in the right.I know a woman who has taking advantage of it and has 5 dogs including a pit bull,they are in cages day thru night,they are only let out to go bathroom 2× day and when she breeds them to make money.They give the dogs horse treatment mixed in food that builds muscle so their dogs look “tough” so people will buy the pups after seeing parents of pup.its completely messed up and sad.they got scolded if the go to bathroom in crate and I have seen them sit in their crate without going out for many hours.
If you honestly believe most people can’t even take care of themselves, why on earth do you own rental property?
My landlord just sold the house he didn’t live in it now the new buyer will live here , what do I do about my esa dog
Call a lawyer and have them write a strongly worded letter to your landlord or report your landlord. That’s not a legit reason to deny an ESA letter if they are a LMHP from your state.
My landlord does similar stuff, he hates nun esa’s but I have a letter so 🤷♀️
Hi I have some concerns about my Roommate’s ESA.
We have been in this rental house for about two months now, and the lease has a strict “no pet policy of any sorts”.
My roommate has an ESA dog, who is neglected. He is not trained, (not house broken and doesn’t know/come to any commands), he is part beagle and barks extremely loud.
He jumped out a window and broke his hip, and it took my other roommates and I to convince his owner to take him to physical therapy because he couldn’t walk.
His owner feeds him constantly whenever his bowl is empty, the dog is obese. His owner does not walk him, and his owner is never home. The owner usually goes out and parties, leaving the dog alone in the house.
The dog poops and pees all over the floor. We often come home to find piles, and puddles.
We have tried talking to our roommate directly to no avail. How do we handle this? He is not a proper ESA and is getting neglected.
Do we contact the landlord?
Definitely!
I have lived in an apartment for a few years.
They dont allow pets.
I have recently been given a letter from my therapist stating my ferrets are emotional support animals.
Can he evict me or charge me extra for having them?
I have a question. I have a ESA dog for 6 years. Where I’m moving dont allow dogs. They are going to let me have her but if she barks to much they will tell me to get rid of her or we have to leave. I dont think this is right but I need help
Tell them if your dog barks it’s to help you and she is an emotional support working animal NOT a pet/toy. this is illegal.
Why would you want to be a nuisance to your neighbors if your dog barks excessively? What if your neighbor had an animal that howled and barked constantly? There is such a thing as right to quiet enjoyment, it’s your job to see to it that your pet isn’t inflicting unnecessary noise on others. If you can’t control your animal you should consider moving into a home with a large yard. Your legal rights shouldn’t interfere with theirs and your landlord can evict you if you don’t have control over your pet.
I understand the need for ESAs, but as a landlord, I also see people abusing the online certification. I have had tenants use this to bypass my “no pets” rule. There has to be a resolution where both parties are accommodated and satisfied. Right now, as a landlord, I am screwed. And my tenants know this. Personally, I provide a lovely home and am very fair to my tenants, and now that I have been back-ended by them, I am not happy. So much for treating people with respect and they respect you in return.
My landlord refused my ESA for not having a rabies shot, she is too young to have the shot as she is only 10 weeks. Do they have the right to refuse my ESA?
Just have your vet write a letter stating they don’t do rabies shots until the dog is ______ months old.
I have an ESA dog and my landlord is still requiring me to pay for the fee and they said I have to have the dog neutered if not the dog has to leave the premises. Is this allowed? They wont even accept my rent payment because I refuse to pay for the dog fee since I have an ESA. She says it can take up to 2 weeks to verify the ESA paperwork so she wont accept the rent. In the meantime, she charging me $5. per day for the rent being late. I wonder if this is legal?
This is surely in violations of your rights, pet aside she can’t deny the rent FOR YOU and then go and charge you for being “late” when you’re legit trying to pay her. call up the police for this abuse, she’s ripping off your money intentionally and that’s not ok. its theft.
Does a letter from my primary care ARNP count?
Also I’m staying with my grandmother for a few months against Section 8 and her apartment complex rules about additional people living here. We have a doctor’s note for that because we’re here until she’s strong enough to live alone after having been hospitalized for a stroke. She’s allowed one animal, which she has already.
What I wanna know is: After we’ve got legal permission to stay, can I use my letter from my doctor to keep MY ESA with me? My doctor said to sneak mine in and only show the letter if needed but I don’t want to cause problems.
What if you own the trailer but rent the lot???can the lot owner evict over a emotiona support animal??
I am researching renting a condo in Florida where they typically have a no pet policy. I have an emotional support letter from my therapist. The realtor said I would need a doctor’s letter, and I am wondering if they want proof of vaccination. I refuse to vaccinate my 12 yr old cat, and she never goes outside. Can they require proof of vaccination?
You best vaccinate a domestic species. They have so many problems as is and i doubt you’re giving her the best food and water cuz thats expensive and tasking af and many can’t handle it or don;t know better. they aren’t like humans and wild counterparts, breeding has messed up their systems.
Reading all this is fascinating and makes me wonder what would happen if I were in a situation where I was being forced to rent to someone with an animal. I go into a panic if one comes near me, a dog or cat, so I guess I’d have to sell my property.
The law can create conundrums like this, it’s always one person’s rights against another’s. I feel for people who need these animals, but if I had to live in proximity to an animal I’d wind up in the top floor of an insane asylum!
You can rent to people from afar if you’re a landlord or do u mean renting a place near one?
cuz where ever you go there will be pets so you can’t expect people to just not own one, that’s unfair. Is there not any way you could find something to ease this on you? for YOUR sake. cuz again, animals are everywhere my friend. you can’t escape them unless you NEVER come outside…
– then you may be able to say “My disablity /etc hinders me from being around pets. if you must have one please keep it on proper short lead/leash and or in its pen in my presence.” again if you are the landlord. if not, you can’t do anything sadly, but move.
Oh bullshit. Animals, both wild and domesticated, are everywhere. Do you pee yourself in terror every time you see a squirrel or bird?
I cannot understand all of this “NO PETS” POLICY. dogs can be annoying with their barking and their humans not being responsible poop scoopers-BUT CATS !!! ???
one pays security for whatever isn’t that enough. even if they allow with a 1 time non refundable fee, but NONE AT ALL ???
this is why all the shelters are overwhelmed with pets, no one will adopt because of these horrible landlords !!!
why are we paying rent to live in a prison ?
I cannot understand all of these renters who feel entitled to have an animal in someone else’s property. If you want a pet, buy your own house. I have a 3-family, with family members who are currently renting units. We all have allergies, and do not want to live with any animals on the property. Why should we have to suffer the illness, smells, and property damage from your animals? Cats smell even worse than dogs, and they destroy carpets, flooring & more. We had to replace entire rooms of hardwood flooring due to damage from cat pee when we purchased the property. I refuse to rent to anyone with any type of animal, and I have the right since it is owner occupied with less than 4 units.
Go buy your own home, and stop complaining about how I run mine. My property, my rules. That doesn’t make me a horrible landlord. My family & I deserve to live comfortably in our home, and not cater to people who think we should suffer.
BTW, the shelters are overwhelmed due to lack of spaying & neutering. People should stop letting their animals breed, while there are already too many out there who need homes.
I agree. I searched for a long time to find an apartment with a NO DOGS ALLOWED policy because I don’t like dogs and the sound of barking dogs makes me feel like I am going insane and want to tear my hair out. Why did someone choose to live here with 3 emotional support dogs that bark all day? It is very rude to the people who pay a lot of money to live in an apartment that says DOG-FREE COMMUNITY and prefer to not be barked at by dogs or have dogs piss on their patio and jump on them.
EXACTLY! thank you so much.
They NEED to have places where PETS ARE WELCOME (paw) no fees /etc. But maybe sign a contract if your pet causes enough damage (and kids can too dude! or partiers etc…. tbh human spawns do it WAY more than most well cared for pets do) you are liable to take of it or at least help. That would be fair
Elizabeth,
I sympathize with your perspective and I even agree that the pet-related fees but as someone who has been on both sides of the argument, I’ll share my personal perspective.
When someone has a pet that causes damage to a rental, that damage has to be paid for by the landlord whether they want to or not. Even though the landlord has a right to charge people for the damages that their animals cause, collecting that money is more difficult than you might imagine. In a perfect scenario, everyone would take responsibility for their own pets and pay for damage, unfortunately, it’s not the case.
On the flip side “and this is where the problem really gets big”
– Sue-Happy Culture: If a landlord is out of compliance or not following laws or guidelines (whether they know about them or not) residents tend to want to sue as quickly as possible. (There was a time when people would have 2-way conversations to resolve conflict, it would be great if that was alive again.)
– Maximize Profit: Landlords are trying to maximize profitability on their investments, it sucks that the outcome may mean higher fees but in reality, don’t we all try to get the highest returns for our money? With damage not being paid for, people not taking personal responsibility for their own liabilities and a sue-happy world, landlords are more likely to boost fees at any cost.
* From my perspective, it’s a double-edged sword and the cause has come from both sides, the renter and the landlord (Not all Renters/Landlords). Renters don’t want to pay for there damages and Landlords don’t want to pay for the renters’ damages so what’s the outcome? Higher fees for renters and more unpaid damage billed to landlords.
We All Seak High Returns: I don’t like to pay any more than I have to just like most people but I think it would be a bit of a double standard to say someone else cannot maximize their investments if I could maximize mine.
This is way more than renting a home. We buy cheaper products that are made in a different country, that means our country has fewer jobs but we aren’t all running out and trying to buy stuff from American Made suppliers either, so we are all maximizing profits whether we invest or not.
Pets can cause thousands and thousands of dollars in damages if not trained or the owners are not responsible. Security and pet deposits often do not cover the restoration costs and the property owners can often be forced to recover costs through civil proceedings which is no guarantee the owner will be made whole.
So can children but I don’t see any control freak landlords trying to force tenants to get rid of their kids.
Horrible tenants are the reason landlords don’t want to rent to irresponsible pet owners. I rented my condo to someone for two years, when I went to inspect the property, all of the hardwood flooring had to be removed, sheetrock had to replaced on walls as well as floor molding. The stench was so bad I had to call a restoration company to make it livable, I had a $2000 deposit but it cost the former tenant another $10,000 to get it back in it’s original condition. I’m allergic to smokers, cats and some breeds of dogs. I’ll never rent to another smoker or pet owner. The cat sprayed a disgusting odor and the dogs urinated on walls, molding and flooring.
Shelters are at full capacity thanks to irresponsible pet owners. People who want animals should be homeowners so they can destroy their own property.
I have provided a copy of the script from my son’s therapist office in 2017 for my son to have our dog. They are now requiring yet another prescription form and if not provided they said we have to get rid of our dog. While he has since been out of therapy, I was able to get a script from his pediatrician who has all his records from therapy and now they are saying the want the original and won’t accept a copy. Is this even legal?
Tell them to contact her directly , this is illegal.
It is acceptable for a landlord to ask for a letter that is dated less than one year ago from a medical professional. To simplify the entire process, I would recommend ensuring the medical professionals writes the letter on their company letterhead with their medical license number as well.
I’m thinking of moving in with my boyfriend. The apartment he lives in has a no pets policy. I have ptsd. My name is not on the lease. Can he deny my dog even if I can provide the paperwork needed?
go buy a house, no more rent, no more restrictions.
Not true at all! Read the articles here!
If your dogs are barking too much then they can still deny them even with an ESA letter. You need to stop your dogs from barking excessively, then you have nothing to worry about.
I live in an apartment and I have an ESA pet. I have anxiety issues but instead of meds I prefer a natural solution. I gave the realtors my ESA certifications because the landlord says no pets allowed. Well I got something in the mail that says because it’s an online letter that they declined it. They’ve also stated that it’s not acceptable in online nor out of state form. Is that even legal? I’m active duty and my job is stressful enough. I’d like to come home to something that’s much more of a stress relief than let my work consume me even at home.
My apologies I live in a townhome. I’m so used to saying apartment.
My leasing office finally said I can have my ESA and he is being trained as a service dog, but they also said it can’t be the one I currently have because other tenants are scared of him! I have had him for 9 months.
Is this legal?
Yes. Totally legit depending on the state in which you reside. A trained service animal is NEVER confused with a scary pet based on its attentive behavior to it’s owner. The behavior a a working animal is above reproach.
(Location: CA) My husband contacted our landlord and showed her my ESA letter. Which she accepted. My landlord says it’s alright to have a dog but our dog has to be 10 lbs or less… I have a small puppy beagle who will not get any bigger than 25 lbs. we also have to pay a one-time fee of $300. Can the landlord do this? And deny the size, weight, and gender of our dog?
No they can’t charge you any fee or say the dog has to be under 10lbs. They also can’t tell you the dog has to be a certain gender or breed. That they Can get in trouble for.
Is my ESA letter also valid if I show it to my landlord AFTER he found out I have an dog, or does my dog lose ESA status if I don’t tell my landlord until he finds out. My landlord is never around, so chances are small for him to find out. I did say in an email and phone call that I am not allowed to have a dog. Even if I had an ESA letter, he would not allow it, I know that. And I don’t want to spend lots of money for a lawyer and don’t want to be kicked out of my apartment.
If not telling him is not an option, can I send him the ESA letter before I get a dog? I don’t want to buy a dog, then my landlord denies it and then have to give back the dog.
That’s not true. There’s no law stating how many esa you can have. Look up under…. esa laws
Do I have to pay a pet fee for my ESA? The building owners in my place are saying that they dont believe in “emotional support animals” and are saying that I have to pay the fee. PLEASE HELP!
No, you should be exempt from all fees with an emotional support animal. It is illegal for them to charge you fees for having an ESA.
I live in a Condo and there’a No dog rule in the pool area. It just so happens that the mail box is also in the pool area. so to get my mail daily (which the HOA requires) so when i get my mail with my dog, i get threats from the HOA for bringing my dog into the pool area.
I have ESA letter and a registered pet. Because I had to move into my son’s rented trailer the landlord is not allowing me to have my pet. He is putting me on lease but doesn’t want my dog. He said he would evict. I suffer from PTSD depression and anxiety and my dog is my lifesaver. I am heartbroken as we are separated right now so I don’t get my son evicted. What can I do? I am 65 years old.
My sister is my landlord and doesn’t allow dog I have fair housing working on it billy she says she doesn’t give a shit about my mental health I can’t afford to move
Hi I have two ESA dogs with the right paper work from a licensed doctor. My apartment complex is allowing 1 of them but it telling me to get rid of the other. As well as asking me for vet paperwork for rabies and what not. Is this legal? I know in fair housing it does not give a limit on how many ESA’s I can have. Plus they are small twin Maltese’s. I think it’s within reason. Can anyone help me out?
I have my letter from my doctor, my esa is a 40 pound Carolina dog. The landlord is trying to tell me that, even with my documentation, they can deny my esa if a neighbor says the dog scares them. Just by looks, they used the example “if you had a pit bull and your neighbor was afraid of them we couldn’t allow it”. My dog has never even barked, let alone shown any aggression of any kind. Are they allowed to deny her for this reason?
No they can’t. Get a lawyer and sue
I am currently trying to get an ESA. I have the appropriate letter and just emailed my landlord. When I moved in my landlord had me sign a paper stating I would never have a support or emotional animal of any kind or I would have to move and pay 998,000$ (yes that many zeros). To me that’s the same thing as denying an ESA which, except for specific rules which do not apply here, would be against the FHA. is that correct? or is signing that before I moved in mean I cant have an ESA?
Contact a Fair Housing Office in your local community to help. You can search HUD.Gov for a list of agencies who can help!
ESA’s can be a lifesaver. What you honorable people need to do is spend the necessary resources to make sure your ESA is NOT a pet and does not behave as such. Make sure it is properly trained and quiet except in emergency. Spend time daily working with your ESA so that no one can ever deny that it is VERY well behaved and definitely does specific work for you that is evident. Then, as people who feel they are discriminated against, create a respectful marketing campaign to prove to society that your ESA’s are a necessary and beneficial part of society. Get the lobbiests and attornies out of the picture. Hold people who are abusing the system with pets in rental housing accountable, so they quit ruining your reputation. Maybe start a notforprofit and have TV commercials made showing the proper behavior and role of an ESA. There is a difference and it’s time the general public sees it. Landlords need to see it to. They’ve had the wool pulled over their eyes by too many unsavory characters who have pets who destroy their properties and pretend to be legitimate ESAs. They’ve had other tenants move out and quit paying rent because it appears some of the tenants are allowed PETS . It’s time for those of you with legitimate ESAs to be part of the solution and get rid of those who are the problem.
I’m moving into a place in a few days, my daughter & I went through the first phase of the ESA application. The rental company verified the need for one with my daughters psychiatrist..I get a email today titled Phase II of application that has forms for a veterinarian to fill out (they want it filled out to verify rabies and distemper shots)..we don’t have a regular vet for her ES Cat & have never brought it in for shots in the 6 yrs my daughter has owned her, this is something my daughter refuses to have done. The cat was spayed in 2016 for ES reasons. Can the rental company deny her ESA?
Whoever wrote this needs to actually know the law on emotional support animal. Landlords cannot make you get rid of your emotional support animal, it’s a federal law.
Im so releaved to hear that. I just got my letter today but already had my puppies. The landlord came over and saw her and told me I had to get rid of her. I let her stay with my sister while I was waiting to see the doctor. Will everything be ok now. Thank you for listening, I’ve truelly been a mess without her.
Hahahah I am glad the landlord is standing up for themselves you should have to pay it law or not
I rent a room out of my home. I’m still living in said home. My tenant has 2 cats and a hedgehog that she keeps in a 10×11 room. Now she wants to add a German sheared as an ESA animal. I dont have a large home. So Your telling me I have to allow this dog in my home bc its the law?
No, there are exceptions to the law (look it up, the literature is easy to find online). Because you are renting a room in a house and live there yourself, you don’t have to accept any animals. Good luck!
My wife and I are trying to get an ESA in our apartment on college campus. We have been told this process will likely take 4 months and we have to have the animal chosen before we can start. We can’t have it in our housing though. They expect us to put this animal in housing off-campus for 4 months while we do this. Is this legal? We can’t afford to do that and I don’t want to pay for that.
No. You don’t have to keep the animal off site for 4 months.
You present them with the paperwork and because of the fair housing act, they have to take it (there are exclusions to the law, like if the landlord lives on the property and has less than 4 rentals).
If they discriminate in any way, get a lawyer to contact them.
When can apartments not allow my emotional support animal? There are certain circumstances where landlords are not obliged to accept Emotional Support Animals, such as:
Buildings that have four or fewer dwellings of which the landlord is the occupant of one
Single family accommodation rented or sold without a real estate broker
As per what was written in this article. No you do not need to allow her to get an ESA. You rent a room which you live in the house it is rented.
I bought a manufacted home in a 55 and older community. Can the property landlord disregard my ESA?
Contract? What did you say you would allow? We are in the process of fixing up a rental and we will be VERY specific on whether pets are allowed. Our home owners are very specific on what breed of dog we have to get homeowners on our personal home for liability reasons. So I would never even think about renting to anyone that went behind our backs and brought in any animal that was not agreed upon in the lease. Good luck.
Sounds like youd be in court if that is your outlook. ESA’s are not pets so they do not need to be disclosed on the application. And someone talking to their mental health professional and getting a prescription for an ESA is hardly going behind anyone’s back. It is no different than going to your PCP and them writing you a anti-anxiety or antidepressant prescription. Because that’s what an ESA letter is… a prescription. Tenants are not required to discuss their medical diagnoses or appointments with their landlord or inform them they are discussing an emotional support animal… they are only required to provide you with the ESA letter/prescription so that you can make reasonable accommodations, same as if a tenant lost their legs and needed a wheelchair ramp installed. Is the tenant brought you a DME for a wheelchair ramp put in would that be going behind your back? Like they just decided to be disabled to spite you? Disgusting outlook…
Sounds like if you rent the room and live in the house, you do not have to accept the ESA.
My son has an esa dog for several different reasons. My landlord is saying we have to get rid of his dog because their insurance does not allow pitbulls. Everything i have read says as long as hes not a danger to anyone on the property the landlord has to allow him! I have a letter from my sons therapist and can get at least ten letters stating that our dog is of no threat he has never harmed anyone and is ALWAYS on leash when out doors. How can i fight this? What Utah documentation can i get to prove that they can not force us to get rid of his dog? Who can i reach out to,to back us on this?
I am trying to get my dog to become an emotional support dog for my 9 yr old son who has ADHA and other disabilities she is a Staffordshire mix and the manager of my apartment keeps telling me that it doesnt matter because no pets allowed in my lease.. I will be getting a letter from my dr but all i am told by her is not to waste my time. What is my next step?
An ESA isnt legally considered a “pet” therefore their No pet policy does not apply. Also by Federal law they have to make reasonable accommodations for your ESA
Moved into an apartment with my girlfriend. I own two dogs and she is eligible for an ESA. I talked with my leasing office at the complex and they said they have a strict two pet rule. Does an emotional support dog count towards a pet limit?
Emotional support animals are not subject to normal pet restrictions, including limitations on weight. If you have a valid ESA letter from a licensed healthcare professional your housing provider can’t limit the size of your ESA.
I am currently renting out a room in a house. I asked my landlord if I was able to get an esa and they denied, their reasoning was ” Rejecting a Tenant With an Emotional Support Animal
There are certain times when a landlord may be exempt from renting to a tenant with an emotional support animal. These include:
Buildings with four units or less where one of the units is owner-occupied
Single-family homes that were rented out without using a realtor. The owner of the home cannot own more than three single-family homes.
continued… I suffer from PTSD and having an esa would help me greatly and I even have a diagnosis and can get a letter from my licensed therapist, is there anything I can do to have them accept a possible esa for myself
If I am applying to a new apartment but it says it has a no pet policy, do I have to tell them I have an ESA in my application? Yes legally they have to give me a fair chance but aren’t they just going to accept at a candidate who doesn’t have a pet? It feels wrong to lie about it and then once accepted say by the way I have an ESA, but it feels like I wont have a chance if Im upfront in the beginning. Anyone have advice on how to go about it?
I’m looking for a place that will accept my animal and nobody will give him a chance
I was denied earlier after telling the landlord I have an ESA, they emailed me and said “ We are only required to accept Virginia Certified Service Dogs” which is a lie. My lawyer has already been contacted. I’m struggling daily to live and these people are adding stress on me? I’m sorry but that’s not right.
If I were in your situation I wouldn’t even tell them.
I submitted my ESA letter to my landlord and she said since my name is not on the lease, I cannot be accommodated. My name is in the lease as a tenant, just not on it as the main person who handles everything. Only my boyfriend is on it. Is this true that she can deny my ESA for this reason?
So I have rented an apartment for 8 months now and my registered ESA is on my lease. All of the sudden my landlords boss (property owner) called me and wants a doctors note now. I live in Idaho and I am having a hard time figuring out weather she can Even legally ask me for that or not.. anyone have any insight to this matter would be greatly appreciated As I am at a loss and do not have money for a lawyer
From what I have researched, they can legally ask, but they can’t refuse as long as you have the documentation.
I have an ESA letter from my licensed therapist, but my landlord is “contacting his lawyer” and is requiring that all parties on the least sign to the liability of the animal. is this legal?
With a letter from a Dr. Can they still legally charge you a deposit and or monthly pet rent ?
If you have a legitimate ESA letter from a licensed doctor in your state of residence, then the landlord must accept it. If your landlord isn’t familiar with their rights regarding emotional support animals, then you might be able to share this article with them https://www.servicedogcertifications.org/landlord-rights-emotional-support-animals/
I live in Nebraska and have and ESA dog. I live in a large building. There are several dogs on the premises and we are approved…That isn’t the problem. Yesterday we received and emails saying that all service dogs have to enter and exit the building through a certain door (this I have an issue with). They also say animals are not allowed in the common areas…this I have a lesser issue with as I understand other tenants may have allergies etc. However, I am having trouble finding a copy of the FHA or ADA that I can provide to them saying that they cannot make me go out the North Door. Can you help?
You can find HUD’s guidelines at this link: https://www.hud.gov/sites/dfiles/PA/documents/HUDAsstAnimalNC1-28-2020.pdf
PLEASE READ THESE COMMONLY ASKED QUESTIONS:
Emotional Support Animal and Landlord FAQ
Can a landlord refuse an emotional support dog based on breed?
No, emotional support dogs can be any type of breed and are exempt from breed or weight discrimination.
Can a landlord charge a pet deposit for an emotional support animal?
No, landlords may not charge additional rent or demand a pet deposit for emotional support animals.
Can a landlord ask for proof for my emotional support animal?
Yes, a landlord may ask you for an ESA letter from a licensed mental health professional.
Can my landlord ask me to register or provide registration proof for my ESA?
No, registration is not required for emotional support animals.
Do I have to disclose my disability to my apartment manager or landlord?
No, you do not have to disclose any medical information to your landlord.
Do I have to let my apartment management company and landlord know that I have an ESA prior to signing a lease?
No, you may let your apartment management company know before OR after you sign your lease.
My landlord still asked for registration on my ESA even though I showed them the ESA letter from my doctor..
What if the rent is a month to month lease rather then a lease term?
If I get a ESA can my landlord evict me?
Even if I provide correct documentation
I live in HUD housing in fresno,Ca.Today I was given a 3 day notice cause some tenant told that I have a dog and in poop’s and I don’t pick up.The neighbor has 2 huge Pit Bulls that he lets out every morning and I see them poop outside all the time and no one is telling on him.I have a Emotional support letter but according to the lease I can’t have pets no exceptions, what can I do my dog has separation anxiety and if I give him away he probably will stop eating and die.Im so sad😕
The ESA letter will protect you from normal lease restrictions such as “no pets”. If they don’t accept your ESA letter, you can file a complaint with HUD. Do not let them bully you. The law gives you and your dog a lot of protection. Do not give your dog away.. you are correct that you can have a dog with a letter. Please keep reading these articles and you will see you are fine. And if not, file a complaint. Your landlord will not want the trouble of being investigated and discriminating against people with a disability (and having an ESA letter).
Why not just rent in an apartment complex that DOES allow pets? Problem solved. I have a hard time finding an apartment that does not allow dogs, so now that I live in one, I am highly upset that a person just moved in with 3 emotional support dogs. Some people dislike dogs and the sound of barking causes extreme anxiety and frustration, which is why we choose to live in apartments that don’t allow pets. But, our mental illness doesn’t matter, only the mental illness that includes an animal?
Because some of us live in areas where there is no available housing that allows pets or all the pet-friendly housing is taken. No one wants to live in a place where they know their pet is going to be a problem. If they moved into a place with a no pets policy even though they have an ESA, I can GUARANTEE you it was out of desperation. Maybe your town is different than mine, but in my town it’s damn near impossible to find housing with a pet. I’m forced to move into places with a no pets policy because otherwise, I would be homeless. And getting rid of my ESA isn’t an option because she’s an ESA. I have agoraphobia and major anxiety; there’s a reason doctors and therapists give me this letter, just as there is for everyone with an ESA. I’m sorry you’re struggling, I really am. But it’s not as easy as you seem to think it is to find housing that allows for pets to begin with, especially depending on what kind of animal you have and especially depending on what city/town you live in.
I have a letter from my doctor who has prescribed an ESA. Prior to getting an animal, I gave this letter to my rental company for approval. They said the letter does not give adequate information and I would need to have a certified pet and get it cleared by my doctor.
It seems I am caught in a loop where I am unable to get an animal due to the rental contract and without an animal, I am unable to get it cleared by my doctor. Is is this requirement necessary for an emotional support animal and do I have any legal recourse?
The ESA letter is tied to the need of the person requiring an ESA, and it is totally fine and legal to have an ESA letter before getting an animal. The ESA letter may contain what type of animal is recommended (dog, cat, fish,…) but does not specify one specific animal. On the other hand, landlords may want to know what animal you’re bringing with you (type, breed, size…). So your course of action should be: 1) Get the ESA letter from a therapist. 2) Adopt your animal. 3) And only once you have your animal (or you have it reserved) you would submit the ESA letter and any additional documentation needed to your landlord. You may find this article on how to get an emotional support animal letter interesting https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/ Good luck!
Hi there I’m about to be getting a Low Income Housing quadplex unit. They say that I can have a pet up to 20 lbs. If I get a ESA, will I still be limited to only having a 20 lb dog?
Emotional support animals are not subject to normal pet restrictions, including limitations on weight. If you have a valid ESA letter from a licensed healthcare professional, your housing provider can’t limit the size of your ESA. You may find this article on what to do if your landlord denies your ESA interesting https://www.servicedogcertifications.org/landlord-does-not-accept-emotional-support-animal/
Hello,
I have a more interesting situation. My grandparents and my mom live in a 55+ mobile home park in which the lot is rented but they bought their home. In July my mom and I fostered a small terrier mix named Sadie and decided to keep her. When we asked management for permission to keep her, all was well. They approved right away after meeting her. Well 7 months later they are now trying to revoke permission because she got lose a few times from her tie out. Due to an excess of feral cats in the neighborhood Sadie likes to chase them and that’s the only reason why she gets lose. They say we have 10 days to get rid of her. I’m going to try to do the reasonable accommodation request for her as an esa. But does anyone have any additional advice. We really don’t want to get rid of her and this is just a messed up situation. I don’t think its right for them to do this.
Yeah, getting an ESA because you simply want to keep your dog is a good idea and is def going to help everybody respect the ESA. (Irony).
I have a potential landlord demanding to know what disability i have and exactly what services my dog performs, I know that he is not allowed to ask these questions, but what can I do about it?
If a landlord is violating your Fair Housing rights as a service dog owner, you can consider filing a complaint with HUD. You may find this article on if a landlord can deny a service dog interesting https://www.servicedogcertifications.org/landlords-service-dog/ Hope you and your service dog can find a welcoming place to stay.
If a landlord ask you to get rid of your service dog, how long do you have to file a complaint against them. My mother had a service animal, and the landlord told myself if we wanted the apt we had to get rid of him. What can I do cause the landlord during Covid period asked us to find another place. We have paid our rent on time every month, and I need to know what can a renter do
I believe I read somewhere that you have up to a year from the day the issue happened.
Sorry to hear about the trouble. Make sure to get the landlord’s rejection in writing and file a complaint with HUD as soon as possible. Unless there are very specific conditions for the landlord to reject the service dog (like the dog is misbehaving or endangering other tenants) they are not allowed to ask such a thing. You may find this article on if landlords can deny service dogs interesting https://www.servicedogcertifications.org/landlords-service-dog/
I recently received an ESA letter from my therapist and presented this form to the “manager” of my apartment since the other tenants and I do not have any contact with the landlords. When I presented my ESA letter to the “manager” he immediately said “no, no pets are allowed that’s what was signed in your contract” and refused to listen to anything I had to say. I then told him to at least take and give my ESA letter to the person above him, in this case the land lord, and to please get back to me. He then went on to say ok. I presented this to him on 01.19.2020 Tuesday morning and he still hasn’t gotten back to me. I currently have my ESA with me but I am concerned that the “manager” won’t deliver my ESA letter to the landlord and will try to get me in trouble by claiming I never told him about my ESA. Please I am in need of help since this is all so new to me. Will I get in any trouble if he never forwarded my ESA letter to the landlord? Also, will they try to find reasons to try to kick me out or raise my rent by indirectly blaming my ESA by using “different reasons”?
My ESA will not hurt a fly and is nothing but a big sweet heart and behaves extremely well. I cannot lose her and risk a decline in mental health or have to worry about finding another place to stay when everything in California is expensive as it is.
I recently received an ESA letter from my therapist and presented it to my parents “manager” from the apartments we live in since the other tenants and I do not have any contact with the landlord. When I presented my ESA letter to the “manager” he immediately said “no, no pets are allowed that’s what was signed in your contract” and refused to listen to anything I had to say. I then told him to at least to forward my ESA letter to the person above him, in this case the land lord, and to please get back to me. He then went on to say ok. I presented this Tuesday morning of 01.19. 2021 and he still hasn’t gotten back to me. I currently have my ESA with me but I am concerned the “manager” won’t deliver my ESA letter to the landlord and will try to evict my parents and I for “other reasons” that are probably indirectly blaming my ESA.
I rent out a room in my home. I allowed the tenant to bring her dog without a pet deposit or a monthly fee. She has become a very difficult tenant and I pointed out that I have been very accommodating with her dog. I even take it outside multiple times a day when she isn’t home. I told her if we can’t come to an agreement on cleanliness and just common courtesy I was going to charge her a monthly pet fee at contract renewal. She says I am not allowed to charge her for her ESA. This is my home and all I am asking is for her to be a decent roommate.
Even with doctors’ letters regarding my need for a Service Dog (& mine is trained Tibetan Spaniel, 10#s, pad trained, rarely barks unless emergency, most well-behaved dog at my current apt complex (w/over 100 dogs here) states my Res. Mgr & Asst. Mgr, I continually get turned down for new rental. 3 in a row, w/ 2nd person claiming that tenant after me had better credit (I checked mine w/ 2 of 3 credit agencies & it was very good. Last landlord actually said I could not have my service dog as parts of apt had carpeting & 1 family member had allergies! I even offered to replace carpeting (in writing) when parents retired from Tahiti in distant future & moved back. They replied no again re the dog. What can I do??? Sincerely, Jan Allen
Report them to the HUD. If you have provided proof of a service dog and they are rejecting you then you need to report them to HUD. Because they legally can’t do that. I kinda get the allergies thing but to be honest just like people lie about their ESAs, I feel like landlords lie as well. Just make sure you have proof of everything. Service animals have to have training so prove that and the dogs shots etc.
Isn’t it kind of “inconsiderate” for someone with an emotional support animal (dog) to insist on renting in an apartment complex with a “No Dog” policy? There are people like me who specifically chose to live here because they do not want to live near dogs. I have ADHD and that causes me to be hypersensitive to noises (such as barking dogs) and it causes me great anxiety. This is the reason I sought out an apartment in a Dog-Free Community. But, someone just moved in with 3 barking dogs and I was told, “It is okay, they are emotional support animals.” Well, it is not okay for me because barking dogs make me very upset. There are hundreds of people renting here who don’t have dogs and probably don’t want to own or live near dogs, but we have no rights. The law protects people with depression and allows them to force a landlord to rent to them and their disruptive animal….but the law doesn’t care about the other people living there who may have ADHD or a fear of dogs or just don’t like dogs. It may sound petty or stupid to some people, but the sound of barking dogs all day makes me want to jump out of my skin. Some people have the ability to “tune it out” but there are people like me who cannot do that. These ESAs are making it worse for people who suffer from anxiety or ADHD while making it “better” for the person with depression. What is the hierarchy of mental illnesses that the laws take into consideration? I have mental illness, but I go to therapy and take medication, I don’t force people to let me bring an inconvenient animal into the neighborhood. I don’t mean to sound rude, but I feel it is rude for someone with an animal to choose to rent in one of the few communities with a no dog policy (MOST apartments in Columbus, Ohio do allow dogs so it was hard to find one with a No Dog Policy.)
In that case of 3 dogs barking all the time it is very inconsiderate. I have an ESA in training right now but I live in my own home but will be renting soon . I will look for places that allow dogs and will have mine put through extensive training before I sell my house.
Some people don’t like dogs and they choose to live in a rental community with a no pets policy. I have mental illness – my ADHD makes me freak out over loud sounds like dogs barking – it may not bother most people, but there are people who will go to bed crying each night after hearing barking dogs all day. Nobody cares about us, though. I guess I should get an emotional support tarantula so the government will protect me? I am not being negative towards people with mental illness or disabilities because I get it, I know what it is like, but while the dog may help you, it makes other people worse. My anxiety has been through the roof all day since someone moved in with 3 emotional support dogs that barked non-stop all day long. I had to leave my apartment because I was going to lose it. I am so upset because this is one of the ONLY apartment communities that doesn’t allow dogs, but now someone decided they don’t care, they are going to rent here anyway with their 3 dogs. I can’t contact HUD because they only protect or care about mental illness if it involves a dog. I guess if you have an emotional support dog, it trumps everyone else’s mental illness that is worsened by barking dogs.
Emotional support animals have to follow the same rules as “pets” in that the owner has to control their animals. An emotional support animal doesn’t get a pass to bark 24/7, poop outside in unspecified areas or destroy the apartment. I have PTSD and the same issues you have. I love dogs, but loud noises will have me in a fetal position. My upstairs neighbor has an emotional support dog that is quiet, but she lets him potty in the courtyard (lease violation), doesn’t keep him on a leash, doesn’t have him vaccinated or neutered. My landlord is a bitch. I hate her. I started feeding outdoor cats during the pandemic and with the help of various rescue groups we got them all fixed, vaccinated and I treat them monthly for parasites. Yet, my landlord harasses me constantly about 4 outdoor cats while ignoring the “emotional support pit bull ” upstairs. So, yeah, I feel your pain. I just got an emotional support animal letter from my doctor and am going to inform my landlady that I now have emotional support cats. So, she can kiss my big, fat butt! Lol!
I suggest you seek treatment for your mental illness then. It sounds like you are going untreated and complaining about people who are trying to work through trauma using whatever means afforded to them. I was a victim of sex trafficking as a child. Does that mean I can’t have my ESA in my apartment cause you are scared of dogs barking Karen? You could complain to me all day and I wouldn’t feel a shred of pity for you besides the fact that you’re so selfish that you sit here and exaggerate to make people feel bad. You have no clue what your neighbors trauma is. Maybe they watched their dad murdered and their mom raped and you’re over whining about barking. Just stop Karen.
Yes have ESA dog small one spayed register got all her shots, register state we live in still with out or dog, landlord gave us just enough time to say I see it , my ESA dog you are OUT. Other pets. On residents with out no sign of any of shots registration , But we have all that is required and still no .They close a blind eye on other pets not right surely not fair !?
I was denied by the HOA in my move in day. Ended up stranded with a rental truck full of all my belongings. I told them I have paperwork signed by a healthcare professionals and they did ended up hanging up on me and telling me that they will send me my denial package soon.
I didn’t put anything on my application about my ESA dog (Ohio) because of some of the things I read it basically stated I could wait to tell them – that I have a right to see if I get apartment 1st & then tell them. Well that did not work – she said NO – thankfully me & my ex have shared parenting with our dog so she can stay with him – BUT!!! if I complain or file a complaint I risk losing my apartment. I took this apartment because it’s all I could afford.
This info is misleading. Besides the tiny criteria mentioned above…LANDLORDS CANNOT DENY YOU BECAUSE OF YOUR ESA. I mean anyone can do anything, but legally they cannot. Now if you claim to have an ESA and show no proof (which if you have an ESA you will already have the paperwork from your doctor if you did it correctly) then the landlord can evict you because they have no way of verifying that your not just trying to get around a no pet policy. I have an ESA. I was diagnosed with PTSD and it causes me to have horrible social anxiety. The first thing I did was notify my landlord by mail. I included a typed letter (I googled templates and used that), my ESA documentation, and a card to our groomer (she wasn’t our groomer yet at the time). I did this ultimately because we have a great relationship with our landlord and have always been good tenants and pay our rent early everything month and have been here for a few years…that’s why I suggest letting them know first. Then get your ESA. I have a domestic long haired cat and so I her butt to the groomers lol. Your landlord is worried about damages. They aren’t worried about you having a esa. They are worried about your esa tearing the dwelling up. There is such a stigma with ESAs because people abuse it just like every other thing that might be helpful to someone who actually needs it. So always have proof. Always. If after all that, they still deny you then you can report them and even take legal action.
As a landlord, I resent this emotional support animal routine. There are plenty of rentals available that allow pets. I own both “pet friendly” and “no pet” rentals, and there are good reasons why some of my properties are designated pet free. Additionally, I used to have birds, but developed a severe hypersensitivity to parrot type birds several years ago. This is not just sneezing or watery eyes – this causes pulmonary fibrosis, which is permanent scarring of the lungs, and in the year it took to get a diagnosis, I went from being perfectly healthy to being unable to walk across the room from lack of oxygen. By the time I had a diagnosis, my oxygen levels were getting down into the mid 60% range, which is barely compatible with life. In fact, if people keep getting exposure to the antigen that causes hypersensitive pneumonitis, it eventually causes death. I had to find a new home for my bird, and despite thorough cleaning, painting and getting rid of some furniture, I still had to leave my house for 3 years before being able to go back without having symptoms again. I had to take steroids for six months after leaving my home before getting somewhat back to normal, although I will always have diminished lung capacity. This is a serious thing and yet as the rules are written, anyone with a bird could demand that I rent to them, and if I did that, I would literally be unable to go into that house again without triggering a life threatening medical condition. I think most people who get letters certifying that their pets are “emotional support” animals, do so merely so they can thumb their noses at pet policies – they can move into places where other people have chosen to live specifically because there are no pets allowed. They get to move in without paying pet deposits. They disrupt all the other tenants and sometimes put landlords, like myself, into an impossible position. People with pets should just find pet friendly rentals and stop looking for ways to get around the rules.
The fundamental problem with this view is that you’re saying people who have a mental health disability should be confined to certain types of housing because of their needs instead of being given equal access to all housing. That is why federal Fair Housing rules for emotional support animals exist. You also need a letter from a real licensed healthcare professional to say you have an ESA so there are safeguards in place. We are sympathetic to people with allergies and other sensitivities with animals, and we agree that everyone’s health and interests should be taken into consideration during the ESA accommodation process.
It’s not because of their needs that they are not accepted as a tenant. It’s because of their animal. Same goes for pet owners. It’s not discrimination when a non-disabled tenant brings an animal and gets turned down, so why is it discrimination when a disabled person who brings an animal is turned down? I used the term “animal”, instead of “pet” and “service animal”. Some people might say because it’s a service animal and not a pet, that it should be allowed. If anyone has an animal of any kind and they apply at a place with a no pets policy, they should be turned down if it’s for a good reason.
“it’s not discrimination when a non-disabled tenant brings an animal and gets turned down, so why is it discrimination when a disabled person who brings an animal is turned down?” This distinction is made under federal and state housing rules because a disabled person needs an assistance animal to help with their disability – they shouldn’t be penalized by having a more limited housing selection for having a disability related need for an assistance animal.
I also said “For me personally (as a future landlord and current resident of the same property), I have a no pet policy and if a disabled person with an animal comes by wanting to rent, I should be able to turn them down if it’s for a good reason (which I will state below). My disability is social anxiety due to sleep deprivation (regular, uniterrupted, good quality sleep of 6+ hours for at least 2 days in a row that is). It’s something I’m still fighting with even now. I’m trying to figure what’s causing me to get bad sleep and I’m eliminating one thing at a time. If I get too hot or too cold, eat too late, don’t do #2 before bed, and many more things, I will end up waking up in the middle of the night or just getting light sleep. If either of these things happen for more than 2 nights in a row at my current sleep battery level (as many days in a row of good sleep I could get), I will have social anxiety. When I say “sleep battery level”, I mean that every night in a row of good sleep I get, my ” battery” gets filled up. When I get good sleep for, at minimum, 2 nights in a row I can miss the third night of good sleep and still be ok to be around people the next day, though maybe not as easily as it was on the second day. If I miss another night in a row, then I will have social anxiety to the point where I can’t be outside anymore. I have never gone past getting 2 days in a row of good sleep so I don’t know for how long I can go without it after getting it for a longer period of time. Even if I could get good sleep for a week in a row and miss an occasional night doesn’t mean I should allow a disabled person to bring in their animal. I don’t want to worry about potentially missing sleep for any amount of days in a row and end up staying awake every night because of worry. Also, an animal making noise in the middle of the night can happen all the time instead of just once in a while, which is something I don’t need to say as I have a problem and do not want to miss any sleep at all. I will also not buy and use/wear things to reduce noise because I’m forced to. Though the law may not care about that and expect me to anyways, unless maybe those things make me uncomfortable (maybe) or cause problems with my disability. It wouldn’t be fair if I had to allow someone’s service animal while I have this problem. The best solution is for them to find a place that allows pets and their service animal would be welcome.”
I have currently been looking for housing, and I have an Emotional Support Animal. Which happens to be a 6 pound yorkie. I have inquired at a place that has a specific outline of a pet policy except dogs. I have also inquired about a rental that has a “No Pet” policy. Im completely in disbelief of the way I was rudely spoken to about my ESA, as well as No call back from the “No Pet” policy folks. There are Laws to protect people like myself who truly benefit from these animals. What would you say would be a good reason to be turned down for housing? It’s a shame to have to file complaints just because people don’t want to comply with federal laws.
Landlords have a few reasons where they can justifiably deny an ESA. For example, if they have evidence that the ESA would pose a safety or health hazard to other tenants. They cannot however just rely on a “no pets” policy to reject an ESA, since an ESA is not a pet but an assistance animal under federal rules.
I feel like as a landlord, you should be aware of the actual lack of “pet friendly” properties on the market in a lot of areas, as well as the amount of landlords that will rent a “pet friendly” unit to tenants that don’t even have pets at all, forcing pet owners to look even harder for a place to live. As a landlord, you reserve the right regardless to hold the tenant financially responsible for damages to the unit caused by their animal, service/ESA or not. Implementing a “no pet policy” because you had a previous tenant who didn’t take care of their pet(s) or whose pet(s) caused damage to your property isn’t really fair. The burden of previous tenants actions shouldn’t fall on future tenants. And for you to say you’re “tired of the routine” is discriminatory in itself. You’re basically saying that people with disabilities should be limited to what housing “accepts” their way off living instead of having an equal opportunity for all housing. The ADA and the FHA are associations that aid in protecting disabled individuals from landlords with toxic mindsets like this. If you aren’t prepared to reasonably accommodate your tenants and their way of life, then you really have no business renting properties.
Eat the rich. You own multiple rental units and are complaining about people having pets? Boo. Go find a different “job” then to make your money if you can’t figure out how to accommodate people giving you 2/3rds of their income because your a “property owner”
🙂
Eww.
What a sh**ty person you are. First of all, you’re damn well aware there are not “plenty” of rentals that allow pets. When someone checks “Pets allowed” on any search engine, upwards of 95% of all listings vanish.
The laws have loopholes for situations like you expressed, where the health of the landlord or other tenants can be hindered; so your issue is nonexistent. You also already rob people of a security deposit that you can deplete if the ESA causes any damage, which they generally do not.
You literally suffer nothing from an occupant having a pet. You just want to try and get away with renovating as little as possible, while also keeping your tenants’ money, after they move out.
I have a short haired german shepard, 3 years old and 60 pounds. I’ve got a license from the ADA with her name and photo as well as my name and various other information on it. I was diagnosed with PTSD, as well as severe manic depressive disorder and anxiety. My dog was trained in the P.A.C.K. program as well as the Freedom Service Dog Program. She is very friendly and non violent, she doesn’t chew on anything and she’s potty trained. And she doesn’t bark at other animals or other people. I’ve showed my landlord all of her paperwork. Even Vet records, and he won’t allow her on the property. Theres other people here that have cats and dogs, not ESA or ADA certified. And he doesn’t say anything to them about their pets. My landlord says that due to his insurance he cannot allow my dog because she is a german shepard. But there’s people here with pitt bulls! I even tried to draw up a non liable contract for my landlord for any aggression damages or assaults..I would be liable and responsible for anything to happen not him, which my dog is well behaved, and I need not worry about such things. And he said his attorneys and insurance still won’t allow her.. too much risk involved.
I’ve tried to exhaust every remedy for this situation and I can’t seem to get any help..
I have three cats and one small dog, yet all of my animals are licensed, trained, and covered as ESA and service animals. I have bipolar, depression, PTSD, anxiety, ADHD, Autism, and sleep apnea with insomnia. My animals provide the drive for me to keep going and stay sane. If my landlord has an issue with my furbabies they can speak to my lawyer, doctors, behavior therapist, and track record of prior mental lockups before being approved for my ESA’s. I have never harmed anyone but ya’ll are already stingy enough not working with low income folks, disabled folks, people on HUD, and other programs. Stop buying all the houses and maybe actually work and you’ll stop complaining.
Can landlords require you to own a pet for a specific amount of time in order for it to qualify as an ESA? It’s not a problem for me, more of a curiosity, as I’ve seen it happen: someone wants an animal and states it’s their ESA, but the animal was just adopted the day before or not even adopted/bought yet. Seems like there would be something that would protect landlords in that way, but also more clarification for those that want to bring an animal in as an ESA.
No, that is not a requirement landlords can impose. An animal is considered an ESA if it is covered by an ESA letter from a licensed healthcare professional.
I live in an apartment complex. I have 2 esa cats. But my sons therapist wrote a letter for an esa dog. The complex I live in is flat out ignoring me. I sent them the letter and asked them what I needed to do. They are flat out not responding to me. I do have a paper trail from them saying they received the letter but outside of that nothing. What can I do. The cats fall under me. The small dog will fall under my son as he has autism and adhd.
You may want to point out that under HUD guidelines, landlords are expected to respond to ESA requests promptly, which means in 10 days or less.
I had a emotional support dog who did not bark and was well behaved and my landlord aloud animals but the people who lived in the very upstairsdid not take care of their animals and left the place a disaster and the guy above us was alway complaining about their dogs(he has a dog too) my dog died of old age 😢 💔 June 2021 and now the landlord is not going to allow new pets i ask him if i can get another dog (i need a dog for emotional support and for mobilty support)and he is on the fence about about allowing me one because we have a cat which is my boyfriends cat(his ems). Can he deny me a dog (my anxiety and depression has worsed since i lost her) i cant get another from the shelter unless he gives permission for the dog, what are my rights and what can i do?
Sorry to hear about your loss. If you have an ESA letter, the landlord can only deny you if they have a valid exemption. For more information on ESA letters, please see this link: https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/
Complain to HUD first right away.Send landlord copy of letter and doctor’s note and a copy of the law and pay for certified mail so he has to sign he got it so you have proof he did. It’s not that expensive.Fight for your right because it’s illegal for them not to. Google search what else you can do and also contact your nearest legal aid place for tenets rights or if you can afford an attorney get one. Try keeping your pet at a friend’s house etc in the meantime or a dog boarding place, relatives or pet hotel or motel that accepts pets. Best of luck.
I’m trying to get an amotional support dog but my landlord will not let me get one, I have a letter from my doctor stating why I need one and stating that I need one.he is saying that because he said someone might be uncomfortable around dogs but there’s a dog already here he said that sense that dog was here already here that dog doesn’t count the landlord brother that owned it before him which he still owns said that I can get a dog as long as I get the letter from my doctor stating that I need a amotional support dog so I got the letter and now his brother will not let me get a amotional support dog he says no dogs allowed at all and that he can do this. I’m wandering if I have the right to fight this fight to be able to get a amotional support dog where I live
To reject an emotional support animal, a landlord must have a valid exemption under HUD guidelines. A valid reason is not because they fear someone might be potentially uncomfortable around dogs. A valid reason would be if they for example had specific evidence the dog posed a safety or health hazard to others.
I recently moved into a residential community that welcomes pets, small or large dogs, cats etc. Upon receiving the ESA registration the property manager rejected my letter that I obtained legally from a psychiatrist written as a prescription with the registration number. I have been previously renting an apartment in Oakland, CA and this issue was never questioned. Now that I live in San Diego, Ca., I got charged for my dog despite having had a long history of mental health issues such as as anxiety and depression. I could obtain the records, but I know that I don’t have to due to the HPA agreement. I don’t want to cause problems, since I have been residing here for only 2 months, but at the same time it is completely unfair of this huge management company not to honor this registration for an emotional support animal that I do desperately need!
If you submit a valid ESA letter to a landlord, they must reasonably accommodate your ESA unless they have a valid exemption. Note that you do not need a registration number for an emotional support animal.
I have a therapist letter for housing but my landlord still won’t accept my dog due to her breed. She is 10 years old, licensed, spayed and fully vaccinated
Under HUD guidelines landlords cannot reject an assistance animal solely on the basis of breed.
I have my emotional support animal registered and have her identification card with her registration number on it and I was wondering if this is sufficient proof to give to my landlord? She is insisting that I provide ” a federal registry letter” ? I show my card when flying or anywhere else and it has been all I have ever had to show for her.
You cannot qualify for an ESA by registering it or by having an ID card. There is also so such thing as a federal registry for emotional support animals. Please see this link for more details: https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/
I have my emotional support animal registered and have her identification card . Will this suffice for my landlord?
No! You cannot qualify for an emotional support animal through registration or by having an ID card. You need a signed ESA letter from a licensed healthcare professional: https://www.servicedogcertifications.org/how-to-get-an-emotional-support-dog-letter/
I made my two pets ESA. My landlord says they are only approving one pet and that my therapist needs to provide with a document affirming I have a disability that requires me to have 2 pets. The website I got the letter from says my therapist isn’t allowed to release any personal health information at all. They need my landlord to provide a reasonable accommodation form for my therapist to sign. But my landlord says they don’t have a reasonable accommodation form and that I have to pay for my other pet. What should I go?
No special form is needed, your therapist should be able to give you an ESA letter that covers both of your ESAs if that is what they recommended. Your landlord is entitled to see an ESA letter that addresses each of your emotional support animals.
I did receive a letter for both pets but my landlord says that it isn’t enough information.
If your landlord is claiming your ESA letters are deficient, they must give you their specific justifications. If your landlord is then correct that your ESA letter is missing information, you can work with your therapist or doctor to correct your ESA letter.
My building has a very strict no pet policy. I have gotten a cat for my mental health. My therapist sent a letter to my building management company claiming that I would benefit from an ESA and that they are prescribing them to me. My building then rejected the letter claiming that the letter sounds like a “want” rather than a “need”. My therapist then sent a revised letter in which the building denied it again. I thought because of the no pet policy that this is why I am being denied but there is a dog in the building for a neighbor of mine. (This is in Wisconsin) does anyone know if they are legally rejecting my ESA or have any tips?
If your ESA letter conforms to HUD’s requirements, then your landlord must reasonably accommodate your emotional support animal. That is true even if there is a no pets policy. It seems your landlord may be nitpicking, as your therapist has even revised the letter per their request.
Can a landlord not renew your lease because of your ESA animal? Because this is what’s happening and I am dealing with a very crooked property manager/ landlord. I need all information I can get on this
Thank you
Landlords are prohibited from discriminating against tenants due to their need for an assistance animal. If your landlord is not renewing your lease solely due to your need for an ESA, that may be considered a violation of Fair Housing rules.
In looking for a rental with an EsA pet. They applications pose the question do you have a dog or cat. No place to indicate a service dog. Thus my application is rejected off the bat for having a pet. There must be a easier way for rental applicants to be considered as a tenant. Thank you
In these situations you should inform the housing provider directly about your ESA situation. Landlords cannot reject an applicant solely due to their need for an emotional support animal.
In Calif is it true the landlord cannot charge a $250.00 pet deposit?
Emotional support animals are exempt from pet fees and pet deposits.
I live in PA and have ESA approvals from psychologists, primary care physician, and social worker for my three cats. The apartment I’m interested in moving into says that’s not valid and that I have to go through their physician and get board approval for ESA approval…Ivan they do that? To me it seems the leasing company’s physician would be biased….
No, your landlord cannot make you go through their own physician. That would be incredibly unusual and directly contradict HUD’s guidelines concerning ESA approvals.
My sister says a landlord can reject an ESA due to it breed such as pitbull.. Is this true? I live in Maryland
Landlords are not permitted to deny an ESA solely based on its breed. That is made clear in HUD’s guidelines for emotional support animals.
Does a landlord who lives in the state of Missouri and owns 3 of fewer single family rental houses have to accept an ESA?
HUD guidelines should be applicable unless the residence is an owner-occupied building with no more than four units or a single-family home sold or rented by the owner without the use of an agent.
Have a letter from doctor saying my dog is a emotional support animal my landlord is saying I didn’t follow the right protocol cause she does not want me to have my dog in my apartment. I am on a month to month lease. What should I do about this?
Our suggestion is to get clarification on why your landlord believes you did not follow protocol and then work to fix the issue. HUD expects landlords and tenants to work together to try and resolve barriers to ESA accommodation. Your landlord should explain how your ESA request was deficient to give you an opportunity to correct any mistakes.
My landlord leased the house without an agent, so seems to be exempt from the ESA laws. But they have said that we can get an ESA, just not a cat or dog, just one that is caged or in a fish bowl. My daughter is suffering from depression and really needs an ESA that can provide comfort, not just something to watch swimming. Any suggestions?
Sorry to hear about your situation. Unfortunately not all landlords are required to accept emotional support animals. That includes owner-occupied buildings with no more than four units and single-family homes sold or rented by the owner without the use of an agent. If you can’t come to a reasonable compromise with your landlord about accepting an ESA, the only other routes would unfortunately be to move to a residence that accepts ESA letters (or pets generally).
As a private landlord with single family houses, are we exempt from having to accept service/therapy animals? We do not have a leasing agent.
If you are an owner-occupied building with no more than four units or a single-family home sold or rented by the owner without the use of an agent, then you are exempt from HUD’s ESA rules.
I need a emotional support animal but it’s way to expensive to get the paperwork what should I do now
Getting an ESA letter from a licensed healthcare professional can indeed be expensive. We offer an ESA letter service that can be much cheaper than visiting a therapist or doctor in person. You can find more info here: https://www.servicedogcertifications.org/esa-letter/
I’ve been trying to get approval since February 17…this is my 2nd attempt…so far it has been 2 weeks… what should be turnaround time for landlord to answer my request…
Under HUD guidelines, landlords are expected to respond within 10 days. You should have received an answer from your landlord by now.
I have provided an ESA housing letter to my landlord but they are still threatening a violation because they want me to fill out their form for ESA and have my doctor sign. I’ve gone through HIPPA to release my documents for doctor to siding but may take 2 days but landlord is demanding today otherwise I will get a violation notice. Not sure what to do..
Under the latest HUD guidelines, landlords are no longer allowed to request specific forms if you have submitted a compliant ESA letter.