Professional apartment management companies continue to face an ever increasing number of emotional support animal medical verification letters that are purchased over the internet following just a few clicks on a computer and use of a credit card. As leasing offices do our best to ensure the medical verifications are legitimate (and we want to approve assistance animals for those Americans who are truly disabled), I nevertheless wind up defending against any number of housing discrimination complaints asserting that management is required to accept letters purchased over the internet.
In an effort to help with the review and evaluation process of these emotional support animal medical verification letters, here are some of the issues to be on the lookout for:
- Emotional Support Animal “Registration” Services. Many of the web sites promise to send you an animal registration card to somehow confer magical rights. The truth is assistance animals are not required to be registered. There is no government agency that “registers” these animals. There is no legitimate approved list.
- Instant Approval. A medical verification should come from a licensed or otherwise credentialed health care or medical professional. I find it exceedingly unlikely that any reputable therapist or doctor would instantly approve an emotional support animal based on an online questionnaire and essentially a one-time self-diagnosis.
- Bargain or Low Cost Verification Letters. The law intended that an assistance animal medical verification letter come from a licensed therapist or doctor who has an established relationship with a patient. Sounds good, right? But go online and you will easily find what I refer to as the exceedingly questionable internet sites that sell emotional support animal medical verifications for $69.99 (or $149 in you want both a housing and an airline letter) charged on a credit card.
While my leasing offices will always engage in the interactive process with a resident or applicant who makes any reasonable accommodation request, more management companies are seeking supplemental information when we see 10 or 20 of essentially the exact same letter from a handful of the same online sources. There are other red/yellow flags, but these three are common.
In addition to getting the complaints dismissed, my other goal is to educate the investigating agency to make certain they know about the fake internet sites.
Just A Thought.