All Forum Posts by: Steve Rozenberg

Yes it is definitely becoming more of an issue down here in Houston atleast. My business partner is the President of Houston chapter of NARPM and he did some digging and this is what he came up with. I posted this on another forum post but since I asked the question felt it was worth re-posting.

"It's actually illegal to request and require the verification or validity of a rental applicant's service animal necessity. Many managers still request it however a service animal is identical to a wheel chair and law strictly prohibits the enforcement of verification. (no pet deposits are allowed either) Therapy dogs on the other hand are not service animals and thus you can request a doctors verification for the animal.

This is usually a shock to most home owners who are adamant about no-pet policies."

Beverly,

I just spoke to my business partner who is the President of NARPM Houston chapter. 

This is what he advised me.

It's actually illegal to request and require the verification or validity of a rental applicant's service animal necessity. Many managers still request it however a service animal is identical to a wheel chair and law strictly prohibits the enforcement of verification. (no pet deposits are allowed either) Therapy dogs on the other hand are not service animals and thus you can request a doctors verification for the animal.

This is usually a shock to most home owners who are adamant about no-pet policies.

It is my understanding that this is a Fair Housing violation and If I am not mistaken this is on a national level. What I would suggest is to go online or get some certified paperwork showing that the animal is registered.

If that is the case then I do not think you can turn them down.

Has Anyone ever encountered a tenant that has a dog, and suddenly that dog is now certified as a service dog?

We actually make them bring in a current insurance policy and their current certificate. 

We also make all our vendors sign a vendor compliance agreement. Discusses their required time to answer calls, and times to show, most importantly that they are only there to do the scope of their service ticket. Nothing else! Not give their opinion to tenants on what they "Think" needs to be fixed or repaired etc.. I see them as an extension of my company when they are at a property. 

I am just curious how other people deal with and view their vendors?

Hi Karen

We as a property management company deal with many Vendors that do work in the 400 properties we manage. So it could be carpet cleaning, general maintenance, electricians etc.. probably same term for each. Last thing we want is going with the cheaper vendor for a job to save the owner some money, and the scenario is they slip off the roof and can't work anymore and do not have insurance. It can be a huge snowball effect of problems. 

We also do not want any liability fall back on the owners or us for that matter.

Who gets license and insurance Information on vendors working on their property?

Hi David, We are here in Houston and pretty active investors as well as owning a property management company. If you like send me a message and if you want to meet up or come by my office I would be happy to help. You can email me at [email protected] Our office is in the heights area

We make it standard procedure that we take "move in photos and video" this consists of 150-200 pictures of the property. We do this in the same direction and open all drawers and cabinets, toilet covers, blinds etc... Also we do a full interior and exterior video of the property. 

When the tenant moves out we take the exact same pictures in the same sequence and also the same video.

This is how we determine the security deposit disposition of what we are deducting from their deposit. 

Also when they give notice that they are moving we send them the link to the pictures and the video explaining that this is the condition of the property we rented to them and this is how we expect it back.

You can take the pictures with your smartphone and upload them to free photo storage sites like Picasso or photo bucket.

Again if this is your business you should follow and stick to your procedures, if you don't how can you expect your tenant to?

completely agree with @Elizabeth Colegrove  it all depends on systems and procedures and enforcing them. I have owned over 30 homes, an apartment complex and co-owned a property management company that handles over 400. Oh yeah and I am an commercial Airline pilot and fly international routes around the world. 

People and systems will either be your success or failure depending on how you leverage them all.