3 ESA pets for 2 tenants
Member since 2025 · 81 posts · 19 votes
3 ESA pets for 2 tenants
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Greg ScottPro Member
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votesI've been fighting the ESA wars for a long time and by my estimation the majority of them are fake. Why do I think that? Because we receive an overwhelming number of ESAs requests for a pitbull and I don't believe they truly provide more emotional support than a poodle or pekingese.
Sadly, the federal government has tied one hand behind our backs as we try to fend off fraudulent claims from residents trying to avoid pet rent and breed restrictions.
Here is a copy of the HUD guidelines. We used this to develop a simple process that screens out about half of the fake ESAs.
1) If the resident says they have an ESA, tell them they have to provide legally-compliant evidence that they are ESAs
2) If the evidence they give you is from a licensed health professional, and they are licensed in your state or the state from which the resident is moving, and the letter indicates a need for an ESA and their relationship more than a one-time telehealth interaction, you basically have to accept it.
3) We sometimes have to ask for clarification or more information but never give them enough information to figure out everything listed in #2
4) If they cannot provide such evidence, we have a simple letter noting that their evidence was insufficient.
9 Replies
- 7moGreg ScottPro MemberRental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
I've been fighting the ESA wars for a long time and by my estimation the majority of them are fake. Why do I think that? Because we receive an overwhelming number of ESAs requests for a pitbull and I don't believe they truly provide more emotional support than a poodle or pekingese.
Sadly, the federal government has tied one hand behind our backs as we try to fend off fraudulent claims from residents trying to avoid pet rent and breed restrictions.
Here is a copy of the HUD guidelines. We used this to develop a simple process that screens out about half of the fake ESAs.
1) If the resident says they have an ESA, tell them they have to provide legally-compliant evidence that they are ESAs
2) If the evidence they give you is from a licensed health professional, and they are licensed in your state or the state from which the resident is moving, and the letter indicates a need for an ESA and their relationship more than a one-time telehealth interaction, you basically have to accept it.
3) We sometimes have to ask for clarification or more information but never give them enough information to figure out everything listed in #2
4) If they cannot provide such evidence, we have a simple letter noting that their evidence was insufficient.
- Member since 2025 · 81 posts · 19 votes7moThank you for that information. Have you ever had 2 prospective tenants have 3 ESA pets?
Quote from @Greg Scott:
I've been fighting the ESA wars for a long time and by my estimation the majority of them are fake. Why do I think that? Because we receive an overwhelming number of ESAs requests for a pitbull and I don't believe they truly provide more emotional support than a poodle or pekingese.
Sadly, the federal government has tied one hand behind our backs as we try to fend off fraudulent claims from residents trying to avoid pet rent and breed restrictions.
Here is a copy of the HUD guidelines. We used this to develop a simple process that screens out about half of the fake ESAs.
1) If the resident says they have an ESA, tell them they have to provide legally-compliant evidence that they are ESAs
2) If the evidence they give you is from a licensed health professional, and they are licensed in your state or the state from which the resident is moving, and the letter indicates a need for an ESA and their relationship more than a one-time telehealth interaction, you basically have to accept it.
3) We sometimes have to ask for clarification or more information but never give them enough information to figure out everything listed in #2
4) If they cannot provide such evidence, we have a simple letter noting that their evidence was insufficient.
- 7moDavid PeschioBusiness MemberRichmond, VA · Member since 2019 · 358 posts · 181 votes
Use petscreening.com and let them vet the ESA animals - could be costly doing this wrong.
- Member since 2025 · 81 posts · 19 votes7mo
Quote from @David Peschio:
Use petscreening.com and let them vet the ESA animals - could be costly doing this wrong.
I understand and am not planning on doing anything else. But it feels very off to me and I only know my own experiences- so I am asking other people.
- 7moDavid PeschioBusiness MemberRichmond, VA · Member since 2019 · 358 posts · 181 votes
@Sasha Leans - totally understand - I know fines can be crazy high so always super careful with these.
- Real Estate Agent · Memphis · Member since 2026 · 546 posts · 316 votes7mo
It’s not automatically illegitimate — but it does warrant careful verification.
Under the Fair Housing Act, Emotional Support Animals (ESAs) are considered reasonable accommodations, not pets. There is no official limit tied to number of occupants, so technically two people could request three ESAs. However, the animals must each serve a disability-related need and the request must be reasonable.
What you can do:
- Request proper documentation from a licensed healthcare provider (not just an online certificate mill).
- Verify that each animal is part of the accommodation — not just “they’re all emotional support.”
- Evaluate whether three animals would create an undue burden (size of unit, property type, damage risk, insurance restrictions, etc.).
What you cannot do:
- Charge pet fees or pet rent for legitimate ESAs.
- Apply breed restrictions (unless insurance truly prohibits).
It’s not strange legally, but three animals in one unit increases wear and risk — so you want to be sure the documentation is solid and that the request is reasonable for the property.
When in doubt, many landlords use an ESA verification service or consult a housing attorney to avoid missteps.
- Member since 2019 · 104 posts · 72 votes7moYes, there often is an out, and one that should be utilized. Most insurance policies have specific exclusions on "bitey" breeds (pitbulls etc). You can exclude them based on that, if it is in your policy (undue hardship). If the ESA bites someone, even someone in the same unit, do you want to lose your building, and possibly your own house? I am not a lawyer, so check with a lawyer in your state to confirm specifics.
Quote from @Jim Johnson:
It’s not automatically illegitimate — but it does warrant careful verification.
Under the Fair Housing Act, Emotional Support Animals (ESAs) are considered reasonable accommodations, not pets. There is no official limit tied to number of occupants, so technically two people could request three ESAs. However, the animals must each serve a disability-related need and the request must be reasonable.
What you can do:
- Request proper documentation from a licensed healthcare provider (not just an online certificate mill).
- Verify that each animal is part of the accommodation — not just “they’re all emotional support.”
- Evaluate whether three animals would create an undue burden (size of unit, property type, damage risk, insurance restrictions, etc.).
What you cannot do:
- Charge pet fees or pet rent for legitimate ESAs.
- Apply breed restrictions (unless insurance truly prohibits).
It’s not strange legally, but three animals in one unit increases wear and risk — so you want to be sure the documentation is solid and that the request is reasonable for the property.
When in doubt, many landlords use an ESA verification service or consult a housing attorney to avoid missteps.
- 7moDan H.Pro MemberInvestor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
I find most ESAs are bogus. CA has a law (AB468) to discourage bogus ESA animals.
To minimize bogus ESAs we require 1) all applicants complete a Petscreening.com profile. They supposedly filter out some bogus ESAs. My personal view is that they do a poor job at this. However, if the perspective tenants believe they do a good job, they are not going to apply and pay the application fee with a real chance they get rejected for a bogus ESA. 2) the ESA authorization must state they are aware and compliant with AB468. AB468 has FINANCIAL penalties to any health provider that provides a bogus ESA authorization and the individual trying to claim a bogus ESA. It also establishes criteria for the health professional (must have active license in CA) and to have a minimum 30 day professional relationship with the tenant. It also has requirements for the actual ESA authorization.
In addition, PetScreening.Com keeps track of the animals vaccinations ensuring the animals have the required vaccines.
Our lease has a fairly high unauthorized animal fee. If the tenant introduces an animal, it is an unauthorized pet until it can get a legit ESA certification and go through my verification of valid ESA process which requires a minimum of 30 days per AB468. It will cost the tenant a minimum of $3k if they obtain the pet then start the ESA process.
These processes are 1) to discourage bogus ESAs 2) ensure the rules are followed.
The tenants with bogus ESAs are encouraged to apply elsewhere.
good luck - Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 605 votes7mo
Fair Housing does not limit ESAs to one per person but what matters is whether each animal is supported by proper documentation and whether the request is reasonable. You can request reliable documentation from a licensed provider establishing the disability related need and that each animal provides support. Three ESAs for two occupants isn’t impossible but it does warrant careful review and proper documentation.
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