Airbnb and Service Animals
Realtor · Olympia, WA · Member since 2017 · 155 posts · 57 votes
I am an Airbnb host and am concerned about getting taken advantage of when it comes to service animals. I have reviewed the Airbnb policies and they state that hosts generally cannot deny guests with service animals, but we also cannot request documentation to verify the authenticity. I have a serious concern about this policy due to the nature of short term rentals and having various guests that may have allergic reactions. Does anyone have any personal experience with this? I personally think its ridiculous that as a host we cannot deny service animals and also cannot verify if the pet is in fact a legitimate service animal. I understand the policy is similar with long term rentals, but that's not as big of a deal to me as you dont have to worry about a new guest freaking out about allergies. Thanks in advance for the input!
Key words: Airbnb, STR, Olympia, Washington, Thurston, VRBO, Tumwater, Pierce, Lewis, Bed and Breakfast
There are very specific rules regarding service animals that are set by the ADA, an authority well above AirBNB. You MAY NOT ask for documentation about a service animal. You MAY ask IF an animal is a service animal, and you may ask what specific task the animal is trained to perform.
See: https://www.ada.gov/service_animals_2010.htm
That said, there's a couple of loopholes. I don't have the source material right now, but I believe that if you are a private owner of three or fewer vacation rental properties, you are not obligated to abide by the commercial standard regulations for service animals.
Also, with AirBNB specifically, when I inquired about this they instructed me to include verbiage in my listing in the vein of: NO ANIMALS of any kind are allowed. The property is allergy free due to owner's family being highly allergic to animal hair, dander, feathers and the like. This poses a severe health hazard to host's family members and therefore there are no exceptions to this rule. You will not be allowed to check in, your reservation will be canceled and a $200 deep cleaning fee will be assessed.
All my listings include this language, and I've very rarely had a question about a service animal (and have never had to host one).
I have never had someone say their pet was a service animal at my Vrbo. If they did I would require documentation from a local to them doctor not an internet certificate.
unfortunately it doesn'tlook like I could require that. Per Airbnb-
Airbnb does not require documentation when traveling with an assistance animal. In the United States, guests are not required to provide documentation for a service animal and there is no legally recognized certification process for service animals. Where a guest indicates that he/she has a service animal, a host may ask:
Looks like I can ask a couple questions, but sounds like I would go against Airbnb's policy to deny someone if they didnt provide such documentation
Welcome to the world of 3rd party contract fulfillment. When you sign up as a 3rd party service provider for Airbnb,Lyft,Uber etc. Basically you are trading their marketing and order fulfillment expertise for control of your property.
There is an exception to the Airbnb Service animal policy, "Hosts are required to accept all assistance animals unless they pose a real threat or there are safety and health issues."
Sounds like your allergy to Dog,cat,bird,parrot,snake,squirrel,goat and abominable snowmen is a health issue to renting to Service Animals
Hmm, good point Kelly. I read up on that and it looks like it is generally in reference to shared spaces, however I do have a slight allergic reaction to dogs and cats, so maybe I can make that work for me XD
Welcome to the world of 3rd party contract fulfillment. When you sign up as a 3rd party service provider for Airbnb,Lyft,Uber etc. Basically you are trading their marketing and order fulfillment expertise for control of your property.
There is an exception to the Airbnb Service animal policy, "Hosts are required to accept all assistance animals unless they pose a real threat or there are safety and health issues."
Sounds like your allergy to Dog,cat,bird,parrot,snake,squirrel,goat and abominable snowmen is a health issue to renting to Service Animals
Kelly FTW!
One more Q: do guests have to disclose a service animal?
There are very specific rules regarding service animals that are set by the ADA, an authority well above AirBNB. You MAY NOT ask for documentation about a service animal. You MAY ask IF an animal is a service animal, and you may ask what specific task the animal is trained to perform.
See: https://www.ada.gov/service_animals_2010.htm
That said, there's a couple of loopholes. I don't have the source material right now, but I believe that if you are a private owner of three or fewer vacation rental properties, you are not obligated to abide by the commercial standard regulations for service animals.
Also, with AirBNB specifically, when I inquired about this they instructed me to include verbiage in my listing in the vein of: NO ANIMALS of any kind are allowed. The property is allergy free due to owner's family being highly allergic to animal hair, dander, feathers and the like. This poses a severe health hazard to host's family members and therefore there are no exceptions to this rule. You will not be allowed to check in, your reservation will be canceled and a $200 deep cleaning fee will be assessed.
All my listings include this language, and I've very rarely had a question about a service animal (and have never had to host one).
There are very specific rules regarding service animals that are set by the ADA, an authority well above AirBNB. You MAY NOT ask for documentation about a service animal. You MAY ask IF an animal is a service animal, and you may ask what specific task the animal is trained to perform.
See: https://www.ada.gov/service_animals_2010.htm
That said, there's a couple of loopholes. I don't have the source material right now, but I believe that if you are a private owner of three or fewer vacation rental properties, you are not obligated to abide by the commercial standard regulations for service animals.
Also, with AirBNB specifically, when I inquired about this they instructed me to include verbiage in my listing in the vein of: NO ANIMALS of any kind are allowed. The property is allergy free due to owner's family being highly allergic to animal hair, dander, feathers and the like. This poses a severe health hazard to host's family members and therefore there are no exceptions to this rule. You will not be allowed to check in, your reservation will be canceled and a $200 deep cleaning fee will be assessed.
All my listings include this language, and I've very rarely had a question about a service animal (and have never had to host one).
Thanks Julie - as always, your posts are so thorough & insightful!
Having seen "service animals" in various places pets don't belong, it is becoming quite ridiculous. At Disney a couple weeks ago, we saw three service dogs with some 20 somethings that were clearly not service dogs. They didn't behave like service animals and were not trained. I'm thinking there will be a crack down at some point. That beings said, in all the time I've been managing multiple rentals, we've only had one service animal.
Thanks everyone for your input! This has been helpful.
in addition, there are videos that will help you identify a fake service dog. My agreement states that anyone bringing a fake service animal will be denied entry without refund, and that in some jurisdictions this is a misdemeanor and it will be reported.
The federal ADA is NOT above Airbnb OR state specific rules. They are allowed to make tighter requirements as long as they do not reduce federal rules
I'd be careful with this advice. I have looked into this and I do not recall seeing any exemptions for small time operators.
Basically, true service animal users don't even have to tell you that they have the animal. The animal (that is specifically trained to assist the owner and that is in proximity to the owner at all times) is allowed everywhere without notice to landlords.
If you think about it, it makes perfect sense. A blind person with a seeing eye dog wouldn't have to have permission to stay at your rental. That would be discrimination which is exactly why the ADA was originally conceived (and I'm no fan of what the ADA has become mind you..)
All I'm saying is the ADA has a good amount of legalese and cross referencing. Be careful and be aware that there are groups out there that actively try to setup landlords for lawsuits in this area...
I'd be careful with this advice. I have looked into this and I do not recall seeing any exemptions for small time operators.
Basically, true service animal users don't even have to tell you that they have the animal. The animal (that is specifically trained to assist the owner and that is in proximity to the owner at all times) is allowed everywhere without notice to landlords.
I personally think its ridiculous that as a host we cannot deny service animals and also cannot verify if the pet is in fact a legitimate service animal. I
@Jake DeAtley yes, legally a guest does not have to disclose a service animal, but if they do, or if you see a guest with an animal, you can ask them what service the animal provides for them. If it's "emotional support" that's not covered by the ADA and legally I *believe* you are allowed to ask for documentation for that. All my units have HOAs, so I will tell guests that I need to have such paperwork on file for the HOA in case they fine me for animals being in non-fat friendly units. If they answer and say the dog alerts for seizures provides grounding techniques for autism or helps with mobility, etc, they should be allowed anywhere without any further "proof"
Sorry Guys, there is so much bad advice in this thread it's unbelievable.
https://www.ada.gov/service_animals_2010.htm
Anyone who is a property manager or AirBndB landlord NEEDS to read it and revise their policy.
The ADA is Federal Law that covers discrimination towards people with Disabilities.Many landlords and property managers have lost big lawsuits because they have not updated their contracts with the CORRECT verbage AND failed to understand what you can and cannot ask regarding discrimination.
Sorry Guys, there is so much bad advice in this thread it's unbelievable.
https://www.ada.gov/service_animals_2010.htm
Anyone who is a property manager or AirBndB landlord NEEDS to read it and revise their policy.
The ADA is Federal Law that covers discrimination towards people with Disabilities.Many landlords and property managers have lost big lawsuits because they have not updated their contracts with the CORRECT verbage AND failed to understand what you can and cannot ask regarding discrimination.
@Jake DeAtley Airbnb may not require documentation but it allows you to have guests sign your rental contracts and to follow your house rules. If those require documentation, that should be fine. I ask for copies of documentation to be sent to me via email. I also require that all primary guests electronically sign my 5 page rental agreement.
Did anyone else notice that "service animals" include dogs AND miniature horses?