Why we love our pets!

How do I love thee? Let me count the ways. 

Why do we love our pets? Healthy humans have the "need to nurture", and pets are the perfect recipient. They return the favor of all the love, care and baby talk with their innate ability (proven in scientific studies) to reduce stress, speed healing, and improve humans' fitness and social-interaction levels. "Pets make us laugh, they show loyalty, they love us, they need us, they accept us for who we are and we have to be responsible for them."

AND what does that have to do with property management and why am I writing about it?

Companion Animal -- it's the new buzz word in the property management industry. I'm writing about it because not abiding by the Fair Housing Act can bring dire consequences. People love their pets and Companion Animals are now very prevalent, so if you are working in our industry, even self-managing, not knowing is no excuse if you violate a law. While as a Landlord we may not like particular regulations, we are obligated to follow the law.

First, you need to understand that a Companion Animal is not a Service Animal. While a Service Animal has special training and performs a set task, a Companion Animal is strictly emotional support and comfort. Companion Animals are typically for individuals with mental disabilities, such as depression, anxiety, and those in need of emotional support, including veterans with post-traumatic stress disorder. The US Housing and Urban Development (HUD) update on February 17, 2011 states specifically, "However, species other than dogs, with or without training, and animals that provide emotional support, have been recognized as necessary assistance animals under the reasonable accommodation provisions of the Fair Housing Act Section 504."

What you can't do:

1. You can't charge a pet deposit/rent/fee - just like a service animal.

2. You can't demand that it perform a task or prove service ability - it is not a service animal and falls under a different definition.

3. You can't turn them away because of the Companion Animal. Currently you have to allow them into your property regardless of what your pet policy may be. Under the US Department of Housing and Urban Development you have to allow a reasonable accommodation. Unless the potential tenant does not meet your application criteria (credit score too low or references don't check out, etc.) you are obligated to rent to them.

What you can do:

1. You can require a verification form from the tenant's physician/psychiatrists/psychologist. Include in your application a Companion Animal Letter that requires a signature from the treating physician. (TMG requires this).

2. You can call the physician/psychiatrist/psychologist to verify personally that they do need a Companion Animal and if your policy prohibits dangerous breeds you can ask if they specifically need this kind of animal.

3. You can charge the tenant for damage done to the property. Just like any other tenant they will pay a deposit (not a pet deposit just the normal rental deposit) which you are allowed to use if the animal has damaged the property in any way.

Best Regards,
Carmen Villarma, President




Posted by Joanne Vanderhoef
Marketing and Media Specialist

The Management Group
Property and HOA Management in Vancouver WA and Portland OR
http://www.TMGnorthwest.com

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