Verification of a Service Dog with tenant applicant ?

[Tricia O'Brien]

What is the current HUD or other govt agency position on what we can ask tenant applicant who claim they have a service dog? I have a tenant applicant who claims she has a 60 pound dog who is a service dog. She presented one of those bull**** certificates from www.servicedogcertifications.o...  She states the dog went through special training in Florida to assist her with anxiety and panic attacks. Supposedly the dog can assist her to the ground if she starts to pass out due to a panic attack.  Can I request or require her to present proof of that completed training in Florida as part of my tenant screening ?  Or... Can I require her to do a meet and greet with the dog so we can see if the dog is well behaved? The rental home is in California. Thanks ! 

[Nathan Gesner]

Quote from @Tricia O'Brien:

I disagree with @Corby Goade. The reason we have so many fraudulent applicants is because Landlords refuse to learn the law and stand up to them.

The law is clear: online certificates do not qualify. This is one of the easiest battles to fight. In fact, it's not even a battle. If her dog went through special training for anxiety and panic attacks, she wouldn't need to purchase a fake certificate from a website that sells them to anyone with a credit card!

Immediately send them a very short, professional denial and then block their email and phone number so they can't contact you again. The denial can read something like:

"Your application was denied. Online certificates are not suitable evidence of an emotional support animal or service animal. We wish you the best in your search for a suitable rental."

Send, and block them.

Here is the actual HUD law. I recommend you print it out, study it, hightlight it, and keep it at the ready because fraudulent claims are on the rise. If you read page 11, it's clear that online certificates are not suitable evidence and may be rejected.

https://www.hud.gov/sites/dfil...