What are the best practices for screening tenants with pets or service animals?

It is important to note that in most cases, service animals are dogs and in some cases miniature horses; however, there may be instances where other animals are trained service animals who perform a specific task for a person with disability. From my experience, the number of “Emotional Support Animals” also known as ESA’s outweigh the number of service animals in apartment buildings. It is critical to know the difference between a service animal and a support animal as well as other applicable laws. Lastly, while ESA’s do not perform a specific task for persons with disability, under the FHA (Fair Housing Act) support animals are given the same protection as service animals in most housing scenarios & pet fee/rents shall not be imposed.

In Ca an Emotional Support Animal (ESA) is also a protected designation. You can ask for an ESA letter from a Dr. or Health Professionals but you should specify that you do not want any info about diagnosis. This could protect you from liability if you choose to go with another tenant. You also may not charge fees for an ESA as they are not "pets."

Some condominiums allow pets but they usually have a strict pet policy enforced. For example, only certain kinds of pets are allowed (usually dogs, cats, aquarium fishes, caged birds, and small animals like hamsters and rabbits). At times, only specific dog breeds are allowed. Dogs that are considered aggressive and unsociable are not permitted. Size of the pet is also considered. Pets must also be vaccinated. To be sure, it is best to check with the PMO before deciding to purchase or rent a unit.

Clear communication is important regarding your pet policy, from the initial advertisement to the walk-through and subsequent suite inspections. It's also helpful to get an understanding of the person's situation and needs. Reiterate the pet policy when signing the lease, and ensure they understand that there will be additional charges levied for any unauthorized pet on the premises. In follow-up, ask Building Managers to report any unauthorized pets in suites during regular suite maintenance checks. Finally, it's important to follow through with penalties and/or eviction when warranted to encourage people to respect the pet policy.

The first and most important step in this all-important process, is the establishment of a formal, written pet policy for your business. In most situations, large breed dogs, such as German Shepherds, Doberman Pinschers, Pitbulls, Cane Corso, Mastiff, Rottweilers, Boxers, Great Danes, and Wolf hybrids, are generally not accepted for rental properties. Also, in most all cases, homeowners associations bi-laws strictly forbid these and other large breed dogs. Concerning cats, most owners generally do not wish for cats to inhabit their assets. While the extreme animal lover in me wishes all breeds were acceptable, they can present issues with rental units, as well as damages to the property. Have standard fees, and utilize those uniformly.

Verify pet insurance is active and vaccinations are upto date. Require renters' insurance that may cover interior damages caused by pet.