BUSINESS FUNDAMENTALS
PROPERTY MANAGEMENT
You can implement a no pet policy but, arguably, with such a high percentage of pet ownership, it can be a costly policy.
compounded by a lack of expertise. There are some helpful published documents from both HUD and the ADA, but there are some policy areas that are silent and lack spec- ificity. There is very little case law to reference so property managers must do their best to determine if the requester’s documentation is reliable, credible, and meets the test of reasonableness. For individuals with non-obvious disabilities, it’s advisable to ask the two HUD permissible questions: request documentation affirming the disability and disability-related need for the assistance animal, and confirm the animal does not present a direct health or safety threat to others or has a past history of such behavior. It’s inadvisable to request documentation specifically about the requester’s disability, share/provide access to request- er’s medical records with others (HIPAA privacy laws), limit the documentation to medical doctors/phy- sicians only (there
complex and stressful. For clarity, you may charge fees for pets, but you cannot charge for assistance animals. There is a real opportunity for housing providers and property managers to gen- erate new pet-related revenues assuming one has the insight into the ABCs of a specific pet. Variable pet deposits/pet fees/pet rents are rarely utilized but are very achiev- able when you have the right data at your fingertips. Property managers are experts at managing rental assets such as single-family homes, multifamily communities, and vacation rentals. Pets and assistance animals are a necessity of the housing industry, but they add additional complexity and liability to your business. It is important to understand your rights as a property manager and realize that not everyone submit- ting an accommodation request is trying to game the system. Knowl- edge is power and, when used professionally and properly, it can minimize your firm’s exposure and team’s stress level. Woof! •
This content is brought to you by National Association of Residential Property Managers ®
Managing the Business Risks of Animals PETS AND ASSISTANCE ANIMALS ADD LIABILITY TO YOUR BUSINESS.
vary greatly for each pet. Pets are not equal, nor are the pets’ owners. Under HUD and the Fair Housing Act, assistance animals are intend- ed for individuals with a disability and disability-related need for housing. The problem in the hous- ing industry is that assis-
tance animal fraud is rampant. It’s sad, but true, that some pet owners will try to claim their pet is an assistance animal just to avoid paying a pet deposit/pet fee/pet rent. The FHAct is intend- ed to protect those who legitimately need assistance animals, but
by John Bradford
is no exhaustive list), implement breed and size restrictions, and charge a fee of any kind. There are still subjective areas of interpreta- tion such as tele-
T
improve pet diligence: A ffirmation, B ehavioral, and C ompatibility. Affir- mation is getting the pet owner on the record about the general care of their pet such as having current vaccinations as well as going to a veterinarian on a regular basis. Behavioral is ensuring there is a stated history about a pet’s past and present behaviors such as knowing if Fluffy has ever bitten a person or another animal. Compatibility is having more details on a pet’s breed, weight, sex, pictures, vacci- nations, and more. The ABCs can
here are two Ps that can cause property damage: People and
cline as they see fit. The reality, though, is approximately 55 percent of applicants have a pet and the average is 1.3 pets per household. You can implement a no pet policy but, arguably, with such a high percentage of pet ownership, it can be a costly policy. That said, prop- erty managers should understand the risks when dealing with pets because, after all, if something happens it’s going to be considered on your watch. There are three areas, known as the ABC s, to help significantly
Pets. If you are a property manager, then you deal with both daily. Pets are animals but animals are not always pets. This is demonstrated when dealing with Assistance Ani- mals (e.g., service/companion/emo- tional/therapy/etc.) These animals are not pets, but rather, serve as an assistive device to help an individual with a disability. Pets are not a protected class. Housing providers and property managers are free to accept/de-
John R. Bradford, III RMP, MPM, is a member of the National Association of Residential Property Managers ® (NARPM). Members of NARPM® receive
information like this article every month through its news magazine, Residential Resource. To join or learn more, visit NARPM.org/join. John is the CEO & Founder of two start-up companies: Park Avenue Properties and PetScreening.com. Park Avenue Properties is a residential management firm located in Charlotte, NC, and Pet Screening.com is used by professional property managers for making more in- formed policy decisions when dealing with household pets and service/companion animals.
medicine, formulaic online questionnaires, video counseling, and for-profit businesses exclusively focused on issuing recommendation letters for assistance animals. In summary, dealing with assistance animals is
there is an incredible amount of complexity in reviewing each claim. Property managers are not fair housing experts so the pressure to handle these claims correctly is
28 | think realty housing news report :: october / november 2019
thinkrealty . com | 29
Made with FlippingBook Online newsletter