All Forum Posts by: Julie S.

@Jaquetta T Ragland. The letter is from a licensed Psychologist in the State.  Very easy to lookup in each state.  I'm sure the Dr. does this often.  The tenant forwarded the letter to PM.  Is it really needed?  Who knows.  It's like medical marijuana, any doctor will prescribe.

@Bjorn Ahlblad I wonder if I can REQUIRE a certain amount of liability insurance.  Do you know?

@Michael Robbins Tenant is responsible for all dog damages, bites, etc - Is that part of the FHA? What if someone walks by the property and the dog bites that person. Who would be liable with an ESA animal?

The Owner that doesn't want the dog but has no recourse

The Doctor that "prescribed" that dog breed

The Tenant

What happens if the tenant cannot afford to fix the damages?  We all know it's hard to collect judgements.

@Michael Hayworth Thanks!  The Dr. is licensed with the State.  I use a PM so number 1 is out.  I will keep #3 in mind.

@Julie Hartman I agree.  Unfortunately nothing a Landlord can do about it.  Dr. is licensed with the State.  I think tenants knew this when signing the lease 6 weeks earlier.  I'm guessing this was their animal before the lease and just needed a way to get the dog in.

@Adam Martin - The doctor listed in the ESA letter is licensed in the State.  I find it very interesting that the Dr. "prescribed" a Cane Corso.  Do you think the Dr. had help from the tenant with dog breed?  

I just finished cleaning out a property that was damaged because of pets.  Now I put a stiff penalty in the lease for bringing unauthorized animals on or into the property.  Tenants signed lease Feb 1st.  Now, 6 weeks later, I get an "emotional support animal" letter.  They are prescribed a Cane Corso (type of Mastiff).  Tenants are getting animal liability insurance but that doesn't mean the animal won't damage the property.  How much liability should they get?  PM tells me tenants or anyone could never sue me (owner) as its not my animal, but I don't believe them.

Questions:

Can the PM visit property every 90 days or so and have tenants pay for the visit?

Are all animals allowed as "emotional support"?  Where's the cut off?

Any rights for Owner?

@Steve Morris When I brought up these tenant issues, my attorney said "is it in the lease"....now it is.  

I have a tenant not paying rent (lease ended in Sept 2020) and I have to continue to pay their utilities. Not with this new lease and this issue wouldn't be included in the rent moratorium.

@Steve Morris Yes, I am adding clauses to my leases.

1.  Not communicating with Landlord is a lease violation.

2.  If tenant falls behind on rent payments and evictions are not allowed, tenant must set up payment plan with landlord or advise landlord of any rental assistance they are seeking and the outcome.  Tenant must keep Landlord updated as to any changes to income.  Failure to update landlord is a lease violation.

3.  After lease term, rent goes up $100 until new lease is signed or move out.

4. If rent is not current or late, tenants pays all utilities including water that may have been paid by landlord until end of lease or move out.

Stricter pet policies and occupant policies.

@Dena Puliatti It can't be about rent or any money tenants owe.  You can evict on other defaults.