[RPPTL LandTen] ESA/SERVICE ANIMAL VERIFICATION MILLS

Fri Feb 22 07:40:29 PST 2019

I guess because of our size, we see this non stop.

These are all internet “therapists” of LCSWs  working for some of these companies.

Usually $59 to $99 to be diagnosed. 

So far we have dealt with the below companies.

Some of them are using people in Florida now but prior, most were using them from another state.

The problem is that HUD has not come out with guidelines in YEARS.

Harry

SARA (Service Animal Registry of America)
USARplus (United Service Animal Registry) 
Goldstar German Shepherds
SDA (Service Dogs America)
Registered Service Dog
SDCA (Service Dog Certification of America, aka Certify My Dog)
NSAR (National Service Animal Registry)
American Service Dogs
Service Dog ID
Certified Service Dog
National Association of Service Dogs
Service Dog Tags, Free My Paws
CRTASA  USSDR  

 <https://www.usservicedogregistry.org> https://www.usservicedogregistry.org

 <http://usdogregistry.org> http://usdogregistry.org

 <https://www.esaregistration.org> https://www.esaregistration.org 

 <https://www.officialservicedogregistry.com> https://www.officialservicedogregistry.com

 <https://www.registermyserviceanimal.com/> https://www.registermyserviceanimal.com/

 <http://registerservicedogs.com> http://registerservicedogs.com 

 <https://www.nsarco.com/> https://www.nsarco.com/

 <https://thedogtor.net> https://thedogtor.net 

LAW OFFICES OF 
HEIST, WEISSE & WOLK P.A.
PH: 1 800 253 8428
FAX: 1 800 367 9038
"Serving the Property Management Professional"
Website:   <http://www.evict.com/> www.evict.com 
Email:  <mailto:harry at evict.com> harry at evict.com

 <https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870> 

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From: landten-bounces at lists.flabarrpptl.org [mailto:landten-bounces at lists.flabarrpptl.org] On Behalf Of James Glover
Sent: Thursday, February 21, 2019 9:24 PM
To: RPPTL Landlord Tenant Committee
Subject: Re: [RPPTL LandTen] ESA/SERVICE ANIMAL VERIFICATION MILLS

We accept therapist notes, and if someone gave me an LCSW note (after having only 30 seconds of research), I'd probably also accept it. In my experience, most people can go to their local primary care physician and get an ESA doctors note for a $30 copay, so it's not worth fighting about internet therapists versus local therapists. 

Admittedly, I have only had 1 person attempt using an internet ESA note, and it wasn't signed by a doctor or therapist or anybody for that matter. On that website, a doctor's note was a $60 upcharge. If it's a huge problem and you think a person is acting fraudulently in violation of the statute, consider filing a police report.  

--

James Glover

office: 

772.888.0865

cell: 954.254.0436

email:  <mailto:GloverJamesR at gmail.com> GloverJamesR at gmail.com

On Thu, Feb 21, 2019 at 11:54 AM Harry Heist <harry at evict.com> wrote:

Thanks James and Bob,

The problems we are facing are the online LCSWs or therapists that have no contact with the “patient” other than a $79 online consultation where the patient answers 10 questions online.

Getting a legit letter from a legit doctor is not the problem.

How are you all dealing with these?  We see the same ones over and over.

Harry

LAW OFFICES OF 
HEIST, WEISSE & WOLK P.A.
PH: 1 800 253 8428
FAX: 1 800 367 9038
"Serving the Property Management Professional"
Website:   <http://www.evict.com/> www.evict.com 
Email:  <mailto:harry at evict.com> harry at evict.com

 <https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870> 

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From: landten-bounces at lists.flabarrpptl.org [mailto:landten-bounces at lists.flabarrpptl.org] On Behalf Of James Glover
Sent: Wednesday, February 20, 2019 5:56 PM
To: RPPTL Landlord Tenant Committee
Subject: Re: [RPPTL LandTen] ESA/SERVICE ANIMAL VERIFICATION MILLS

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 Glover

office: 

772.888.0865

cell: 954.254.0436

email:  <mailto: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 8428
FAX: 1 800 367 9038
"Serving the Property Management Professional"
Website:   <http://www.evict.com/> www.evict.com 
Email:  <mailto:harry at evict.com> harry at evict.com

 <https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870> 

Visit us on Facebook

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