Landlord Question and Answer Forum

Hello, May I ask you a question? : Our property do not accept pets. But currently we have a tenant to request a service dog for herself. By Washington state where our multi family apartment building located, LL need to accept it, but does the service dog need to be certified, it has tag and certificate? And those need to show the LL to have it move in the apartment? Thank you

If it's an "emotional support" pet, it does not fall under ADA (Americans with Disabilities Act) regulations. It MUST be ADA certified. ADA certified pets are dogs that provide for loss of sight/hearing/physical disability etc, not emotional support.

Posted by Matthew M, IL on Tuesday, October 22, 2019

Thank you very much Matthew.

Posted by Hau N, WA on Wednesday, October 23, 2019

The short answer is there is no official certification or registration for service animals. Faced with questioning a person about their "service animal", you may only make inquiry into the nature of the animal and the function it performs. Do not ask the person if they are disabled or attempt to make a judgement. The best clue that an animal is actually a service animal is by observing its behavior. They are not pets, they don't behave like pets. They are working animals focused on their handler, while ignoring outside distractions, they are well behaved and reserved. Animals that seek outside attention, are distracted, don't follow the handlers commands, are most likely not service animals, but I wouldn't bet the farm on trying to prove it in court. So my advise is to bone up on service animals by visiting www.ADA.gov, search on "service animals" and read every article to become informed first hand. Don't risk a law suit by asking strangers for advise. By the way, I have a service animal and I'm also a landlord with several properties. I do allow pets, but I also require a huge security deposit and a supplemental agreement whereby a tenant agrees to be financially responsible for damages incurred by their pets. I've had to rely on this in the past and it served me well. You can download a basic pet addendum or supplemental agreement on the ezlandlordforms.com website, under the heading "Forms" and then modify it as you wish. Good luck REW

Posted by Richard W, CA on Friday, October 25, 2019