[AmeliaAlbergee]

First of all, hello everyone and I hope someone can help me with answering a question for me. This might be more appropriate for a rental forum, but I wish to have some feed back from the ADHD community.

I own an apartment building and one of my tenant's children has be diagnosed with ADHD. According to said tenant (a single mother), the doctor told her that her daughter has to get a dog to help with her condition.

We don't disagree that animals are very helpful with certain medical condition, so this is not the real major issue...

BUT:

She text messaged me on Sunday while my husband and I were out of town, in the mountains (no cell reception), and on Monday (memorial day - we got home around midnight) she messaged me again and told me she got a puppy, without waiting for our feedback. And she said that the doctor told her that it had to be a puppy.

We do love pets, and because of that we do allow our tenants to have them, but the rule is that we have to discuss this before they bring pets in the building and there are rental fees involved with pets based on the type. Because of the nature of the animal our rules are a bit more strict on dogs. Especially puppies.

The tenant to be honest is not very organized or clean. The times I went to pick up the rent she had dishes in the sink that had been there for days and clothes strewn all over the floor. Also based on issues on paying the rent on time, I know she doesn't have the financial means to handle increased expenses. And not only rental ones, but also the cost of keeping a dog licensed, well fed, with all the shots etc.

Our rental rates are 90.00 a month increase for puppies for the first two years of the puppy's life and then the amount is lowered based on age of dog and if he/she is house trained or not. For a 4 year old house trained dog, our rates are $30.00 a month.

For some people these might seem steep, but for those that have had dogs - especially puppies, I am sure they can confirm how much damage they can cause, especially in the first years of their life and if not trained properly.

I tried to contact some child psychologists and the two I was able to speak to briefly, gave me opposite answers.

One said that puppies are absolutely a no no since by nature dogs have ADHD, and the child and the puppy will "feed" on each other and it will not help at all. But a slightly older dog who has been trained might help.

The other said that a puppy is more appropriate since they will learn with eachother.

I do not want to feel like I am the bad guy here, but how can I deal with this situation in a proper and fair manner?

[Miswimmy1]

I tend to agree with the second psychologist. As someone who has ADHD, I think a puppy would be a good outlet for the child's energy, and it would teach the child responsibility and commitment, as well as giving the child a friend.

Secondly, I don't think there is much you can do, since they already have the dog. I mean you could tell them to get rid of it, or make them leave, but that seems a bit extreme. I think that since whats been done is done, the best thing to do is approach them about not waiting for you to discuss this, and then follow protocol and charge them accordingly (90$ a month or whatever you said above). If they can't pay that, then deal with it as it comes.

[Maus5321]

I agree with the second psychologist as well, having a puppy with an adhd child will allow them to grow and learn together and help the child learn ways to have responsibility and commitment without making it seem like a chore. It will just happen naturally without being told or forced in my opinion that is.

[AmeliaAlbergee]

But what if there is no adult around on a regular basiss to regulate the behaviour of the puppy?

[Perna]

I would not get into whether her child's doctor said she had to have a puppy or not; I'd just stick to the required payments, maybe, if you felt like it, lowering them a bit but not otherwise changing your rules just because. It is still the first week they've had the puppy too, they can probably return it, if necessary.

Presumably you have a lease/legal documents about what they owe, etc. and just make it clear they have to keep up on the rent/payments for the dog, etc. and that you cannot make exceptions (as it would be money out of your pocket, cleaning up, etc.) and also let her know you do not appreciate her going around the rules and not waiting to get a dog until you had discussed it with her and your doubts that she can afford the dog and that you will call the ASPCA or whatever local agency if she does not care for the dog properly.

I would be tempted (but hopefully resist the temptation) to tell her to have the child's doctor pay for the puppy if he's the one recommending it

[Miswimmy1]

Originally Posted by Perna

I would be tempted (but hopefully resist the temptation) to tell her to have the child's doctor pay for the puppy if he's the one recommending it

hahaha!

and I agree that sticking to the payment plan is the best way to go. if they are not around and the puppy is trouble, deal with it as you would anyone else who brought a dog in... (if it destroys things, make them pay for the damage, etc)

[montanan4ever]

You are very sweet to invest so much time and concern into this issue.

Here is my free advice: It does not matter why they got a dog, whether the child has any particular diagnosis, etc. You are the landlord, she is the tenant. Your relationship is clearly defined by law. Please, make your life a lot less complicated and divest yourself of all concerns about all the other stuff. This woman is trying to play you for a softie. Don't go there.

Make extra sure your records are in perfect order with her. Document EVERYTHING. Dot every "i," cross every "t." When she defaults on her rent, evict her and go on with your life.

Bless you for trying so hard to be welcoming and accomodating. Please, don't get enmeshed. You deserve far more peace in your life :-).

[nicoleb2]

If it is in the lease that there is a fee for dogs, the lady should definitely be charged that fee.
It is a puppy, therefore not a certified assistance animal, which means the lady cannot use that as an excuse.
She wanted a puppy, she got a puppy. If anyone else wants and gets a puppy, they are charged, this lady should be too. This is not a service animal we are talking about (it would have to be certified, which doesn't happen as a young puppy)

Also, I have a 10 year old with severe ADHD, a puppy would be a nightmare for her, because as is the nature of adhd, she is unorganized and forgets stuff.

[montanan4ever]

I cannot imagine a situation where a single mom who is clearly struggling to keep things together could do well with a child with ADHD and a PUPPY. No. Way.

Nicoleb, thank you for pointing out and warning about the "service animal" angle. This siutation has "scammer" written all over it.

[joker_girl]

Dogs are great, but how will a single parent housetrain this puppy when she is at work and the child is at school? Who will keep the puppy from chewing on things?

I guess, at least she told you, but if she cannot afford it or keep up with it, it was a bad decision.

I don't know why it was such a rush...she had to go get it immediately? Why could she not wait for your opinion?

And, she should have adopted an older, housetrained pet, in my opinion. To house train that puppy, she is going to have to kennel it when she is not home, and come home every few hours to let it out, until it can be trusted. And if it's a boy, she needs to get it neutered pronto so it doesnt mark everything.

[MessyMind32]

I wouldn't think a doctor would tell someone the child "has" to have a puppy, or that it "has" to be a puppy and not a dog. If you allow the pets though, it seems you have to allow this. But I am sure the lease states the fees, etc. and they need to pay them and what not. Maybe suggest taking the puppy to behavior classes or something. Maybe you can use part of the monthly fee for the dog to help cover the classes for the puppy.

[Phreak]

You're running a business focus on that. If you're happy and rent is being paid then fine.

If they breach any conditions or fall behind on the rent then kick them out. It's a really hard and horrible line to take, but it's not personal, do not get emotively involved, it is just business.

[aidan1970]

A tenant is still responsible for any damage that a service or emotional support animal causes. A landlord are not allowed to charge pet deposits or increased monthly rent for service animals-and the description of such is rather broad. I think it is doubtful that a physician stated that a puppy was "required"-but it is a difficult to question her because the laws are very strict.

I am a paraplegic and have a service animal. He is also helpful with my ADD to some extent-I may never get to the grocery store for myself, but I will for him! if the parent isn't organized then I can't imagine a puppy is going to solve the kids issues. I think what your tenant did was underhanded-not because she has to ask your permission (because you don't have to if you have a service animal), but because I don't think it is a service OR emotional support animal. I suggest you do some research on the federal guidelines-just incase. It is best to be informed.

[Redsoft]

It definitely sounds like your tenant is trying to play the angles and soften you up. I have been researching a companion/mental health animal for anxiety and various things that can be compared to certain ADHD traits, and it's been months now. If, mind, if my doctor gets behind the idea and writes a prescription that says a companion dog is something recommended, I must apply through an organization that trains and certifies companion dogs through puppihood - this would be done for any condition - into well-adjusted and impeccably trained dogs that wake up every morning with a purpose.

Puppies are *generally* bad news for notable mental health struggle, in that the nature of mental health disorders often prevents people from taking proper care of themselves or functioning to common standards - how can one train and properly care for a young animal, if they can't even monitor themselves, without significant issue? The owner may hyperfocus on the animal and care for it perfectly and let themselves go down the drain, or inadvertently neglect the animal in trying to keep up with what they need. Similarly, both owner and animal may suffer simultaneously as the owner tries to split his/her efforts. Something's gotta give, essentially.

I can see, as a parent, getting a puppy as a new family member and then secondly starting to teach a child certain responsibilities that go with the territory, but that takes loads of time and is a huge project unto itself. It's different when the dog is trained and can make clear what it needs and wants, has self-control. If it's a companion animal (certified), it will actually actively keep the owner on track because that is what it is trained to do, letting him/her know when it's time to eat and when it's hungry too!

However, in the case you describe where the single mom can't seem to keep life organized before, the puppy situation should be closely monitored, especially since it seems to have been such a snap decision. I agree with many others that have already posted - keep a weather eye out and charge the same you would charge anyone that has bought a puppy as a new addition to the family. From the sound of it, that's the only thing they've done, whether they think so or not.

If it is starkly evident they aren't caring for the animal, call animal control or a similar private organization. Unless they show you certification papers stating the dog is a companion animal, treat the situation no differently from anyone else's, even if it may tug at the heartstrings. Your property is your investment, and puppies can certainly do significant damage in an instant! Their struggles are, fortunately, not your responsibility.

[aidan1970]

There si not a required certification program for service dog certification. In the United States you do not have to have an animal certified or trained specifically through any agency or program. Additionally, a service animal does not have to be trained from puppyhood. There are plenty of service dogs from shelters that are adopted as adults.

There are different rules for flying with an emotional support animal than for a service animal but they primarily involve the amount of time that an airline needs to be notified before flight.

Some states allow a landlord to ask for a letter from an MD stating that a service or companion animal is needed-but that varies.

[Redsoft]

Yes, in addition to what aidan1970 said, let me clarify that my first paragraph was specifically related to me.

Also, aidan mentioned emotional support dogs - that's important. There are so many different names for animals that can be of help to someone with physical or mental health struggles (ie companion, mental health service, emotional support, therapy) it can be confusing. If an animal is used for emotional support or anything not for a disability it cannot be considered a "service dog." Phraseology is a real pain when it comes to this stuff. To make things interesting, if your tenant does say, specifically, that the dog is a service dog, general rule is you're basically obligated by law to take their word for it. (This is pretty controversial in regards to public places too, since anyone can take their dog somewhere, and if they say it is a service dog, that's all there is to it - all you can ask after that is what kind of service (work/task) the dog provides, not even what it's for or what the disability is, if the task is not obvious. For example, a seeing eye dog's task is pretty easy to spot, whereas a dog's task for agoraphobia is not.)

Once again, the liars and bad apples ruin stuff for everyone and make things difficult and complicated... As aidan said, depending on where you live and your renter/tenant situation, you may be able to ask for paperwork from a doctor saying the animal is a service animal (but again, not for what disability unless they offer that information freely). Other places, you still can only ask the two questions mentioned above. ....Which, personally, I think is pretty sketchy since ANYONE could cry "service dog" and pay no deposits or be allowed an animal in a place that normal doesn't allow them, etc... Anyway.

It would seem like a pretty special situation if your tenant's child was given a prescription for a true service dog for "just" ADHD, as again, legally a service dog is one that does tasks or work to aid, specifically, with a disability (physical or mental that prevents normal daily functioning), and a disability is something diagnosed/determined by a doctor. And who knows, maybe it is quite severe and they need the dog to help remind to take their medication or something. Don't think you mentioned age of the child, but if they are pretty young, I would think (or just hope) that responsibility would fall to the mother, though... Plus, if they randomly just picked up a puppy on short notice....Hrm. But who knows - I'm really not sure whether ADHD can be considered a disability or not by law.

However, even if they claim the dog is a service dog (true or not), if it is unruly/uncontrolled by the owner, causes damage or is not house-broken, and/or is a threat to anyone, the same rules apply as they would to any other dog or animal of a tenant. You can charge fees to repair damage or call animal control per the respective situation.

So, if they claim it is a service dog and you suspect otherwise, maybe call your city hall for information on what you can do where you live.

[aidan1970]

Well said RedSoft!!!

[Sila]

Originally Posted by nicoleb2

If it is in the lease that there is a fee for dogs, the lady should definitely be charged that fee.
It is a puppy, therefore not a certified assistance animal, which means the lady cannot use that as an excuse.
She wanted a puppy, she got a puppy. If anyone else wants and gets a puppy, they are charged, this lady should be too. This is not a service animal we are talking about (it would have to be certified, which doesn't happen as a young puppy)

I just wanted to clear up a couple things here regarding service animals and certification.

Legally there is no certification required for a service animal. None. Nadda. It does not exist. If someone presents certification, it's either a program's way of saying "Yes, we trained this dog", or if it's not from a program then it's likely from a scam website. The ADA does not require ID or certification for service animals.

With that said, there are requirements in having an emotional support animal in no pet housing.
Emotional Support Animals in Housing | Service Dog Central
If they fulfill these requirements properly, they cannot be charged pet fees- but they are still liable for any damage the pet does.

It is important to note that having a diagnosis of a mental illness, by itself, is not sufficient to qualify a person for an ESA unless that illness is so severe it disables them. Only a judge can truly determine whether a person is legally disabled. However, a doctor can probably make a medical determination of a person's disability and on that basis prescribe an ESA. To qualify as disabled under federal disability rights laws, a person must experience substantial limitations on one or more major life activities because of their mental illness.

As a landlord you are allowed to request official documentation of disability and a prescription for the ESA. If they fail to provide you with the right information, you are able to charge them the regular fees.

To make things interesting, if your tenant does say, specifically, that the dog is a service dog, general rule is you're basically obligated by law to take their word for it. (

Not in the case of housing. The ADA is for public access and that's the law that states businesses aren't allowed to question past the two standard questions 'Is this a service dog- what does it do for you' essentially. Housing laws are different. Landlords are allowed to request official documentation of disability and need for an SD/ESA.

http://servicedogcentral.org/content...mal%20Memo.pdf for some good information