[RPPTL LandTen] ESA/SERVICE ANIMAL VERIFICATION MILLS

[James Glover]

Here's my management company's perspective on it, because we deal with a
lot of these requests.

Our properties allow "normal" pets (size, type, and number) with pet rent
and a pet deposit. Consequently, our ESA impact is only a loss of pet rent
and deposit. If the resident brings us a note or prescription from a real
doctor or therapist, and has a normal animal, then we accept the ESA
request. We confirm with the doctor that it's a real note, but don't
inquire further. Tenants sign ESA paperwork referencing the criminal
statute 413.08, but we aren't investigating whether the physician and
resident are violating the law.  In my experience, requiring the doctors
note deters most people with illegitimate claims from online websites. Even
if the doctor's note and ESA are illegitimate, my property owners are OK
taking the "loss" on pet rent.

However, we have seen a lot of people that use the ESA process to try and
get pit bulls and other unusual animals into our properties. We also had an
applicant claim 5 ESA animals for a one bedroom apartment. Requiring a
doctors note usually deters those people from the start. However, even if
they follow through and give us the doctor note for the pit bull, we use
the attached HUD memo as a way to kick the problem to our insurance
company, or local ordinances to prove the accommodation is unreasonable.

James

*--*

*James Gloveroffice:
772.888.0865cell: 954.254.0436email: GloverJamesR at gmail.com
<GloverJamesR at gmail.com>*


On Wed, Feb 20, 2019 at 3:54 PM Harry Heist <harry at evict.com> wrote:

> I am curious to see how you all are dealing with tenants and applicants
> who are claiming ESA/Service Animals and providing “proof” of need and
> disability from in and out of state mills.
>
>
>
> Have any of you litigated one of these yet?
>
>
>
> We see them weekly.  It is usually a LCSW who operates somewhere in the US
> and now many of these mills are getting ones that operate in each state.
>
>
>
> Attached is one my client paid for to show how easy it is to get this.
>
>
>
> We are seeing the same LCSW over and over with the larger mills such as
> CERTIPET.
>
>
>
> We have advised clients to deny in many cases but nothing has been
> litigated by us yet.
>
>
>
> The applicant has just gone away or they removed their dog that they tried
> to “certify”
>
>
>
> How are you advising your landlords or the COAs or HOAs you represent?
>
>
>
> Harry
>
>
>
>
>
>
>
>
> *LAW OFFICES OF HEIST, WEISSE & WOLK P.A.PH: 1 800 253 8428FAX: 1 800 367
> 9038"Serving the Property Management Professional"Website:  *
> *www.evict.com* <http://www.evict.com/>
> * Email: **harry at evict.com* <harry at evict.com>
>
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>
>
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