Property Management Blog

What to Know About Renting to Tenants with Service Animals

Tim Melton - Monday, August 18, 2025
Property Management Blog

Key Takeaways

  • Service animals are not considered pets and are legally protected under the ADA and FHA, while emotional support animals (ESAs) follow different rules.

  • Landlords cannot charge pet-related fees or enforce breed restrictions for service animals but may request legally permitted documentation.

  • Partnering with a professional property management company, such as SGI Property Management Phoenix, helps ensure compliance, protect your property, and maintain strong tenant relationships.


At SGI Property Management Phoenix, we understand that renting to tenants with service animals requires more than just adjusting your lease. It means understanding the law, protecting your property, and creating an inclusive environment. 

This guide explains what landlords should know about service animals, emotional support animals, and the responsibilities that come with accommodating them.


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Understanding Service Animals vs. Emotional Support Animals

It’s essential to distinguish between service animals and emotional support animals (ESAs). Service animals, usually dogs, are trained to perform specific tasks for individuals with disabilities. 

Tasks may include guiding someone with vision impairment, detecting seizures, or reminding a person to take medication. Because of their role, service animals are not considered “pets” and are protected under the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA).

someone with a white cane and a seeing-eye dog

By contrast, ESAs provide therapeutic comfort but are not trained for specific tasks. Under the ADA, they do not have the same access rights as service animals. However, the FHA may require housing providers to accommodate ESAs, depending on the circumstances.

Your Legal Responsibilities as a Landlord

If a tenant qualifies for reasonable accommodation and provides proper documentation, you must allow a service animal, even if your property has a “no pet” policy. Pet deposits, breed restrictions, and pet-related fees cannot be applied to service animals.

You may, however, ask for written verification that the animal assists with a disability, without requiring details about the disability itself. If the animal is disruptive, poses a safety risk, or causes major property damage, corrective measures or even eviction may be justified. 

Importantly, landlords may still charge tenants for actual damages caused by the animal. This is where encouraging tenants to promptly report repairs comes into play.

Knowing Documentation Requests

Landlords must be careful when requesting documentation. You may ask for confirmation that the tenant has a disability-related need for the animal, but you cannot request details about the disability or proof of the animal’s training. Service animals do not require certification, so asking for training documents is not permitted.

Typical documentation comes from a healthcare or mental health professional confirming the tenant’s need for the animal. Your questions should be limited to necessity, not specifics.

Practical Considerations for Owners

Even well-trained animals can cause wear and tear. You are entitled to charge for documented damages once the tenant moves out, but recovery may be difficult if they leave without forwarding information. 

dog in house looking up

To protect yourself, require updated tenant contact details and document property condition at move-in with photos and walkthroughs. Also, make sure that the rental always meets safety standards, even if that means making reasonable accommodations.

In some cases, tenants may have visiting service animals belonging to family members. While these situations can be complex, landlords remain responsible under the law. 

If multiple animals cause disruption or create health risks, you may need to assess whether continued accommodation is reasonable and seek legal advice.

Handling Multiple Service Animal Requests

The law does not set a limit on the number of service animals a tenant may request. If a tenant requires more than one animal to address separate disabilities, you may request documentation for each. 

However, if accommodating multiple animals creates undue hardship, landlords should consult legal experts to determine the proper course of action.


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Local Laws and Federal Exemptions

Federal law requires accommodations for service and support animals, but local and state laws may add additional requirements or exemptions. For example, a small building where the owner lives onsite may be exempt from certain FHA requirements.

That said, even if a federal exemption applies, state or local anti-discrimination laws may still apply. Always verify rules in your jurisdiction and consult legal professionals to stay compliant.

Best Practices for Policies and Tenant Communication

Having clear policies benefits both landlords and tenants. Leases should specify that service animals are not considered pets, no pet-related fees apply, and accommodation requests must follow proper documentation procedures.

someone on the phone while looking at a notebook and sitting at a desk

Encourage tenants to submit requests in writing and provide any required documentation. Since the line between service animals and ESAs can sometimes blur, keeping thorough records ensures you handle requests appropriately and fairly. This is why regular communication with tenants is so important.

The Value of Working with a Professional Property Management Company

Managing service animal requests can be legally complex and time-consuming. A professional property management company provides key advantages:

  • Legal Compliance: Experienced managers understand federal and local housing laws, reducing the risk of fair housing violations.

  • Neutral Handling: Property managers can act as a third party, fielding requests, reviewing documentation, and keeping detailed records.

  • Property Protection: Routine inspections and clear documentation help address property damage and ensure fair reimbursement.

  • Access to Legal Resources: Many property managers work closely with legal experts to provide guidance on disputes or uncertain cases.

By partnering with a professional company, landlords can ensure compliance, protect their investment, and maintain a positive tenant experience.


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Bottom Line

Renting to tenants with service animals means balancing legal obligations with respect and fairness. Clear policies, proper documentation, and open communication help protect your property while supporting tenants’ rights. 

For expert guidance and stress-free management, turn to SGI Property Management Phoenix.