Management has the right to restore unit from damages
during your stay and after a move out.
We accept service animals and emotional assistance animals. We do have policies / rules that have to be followed.
We Need A Medical Certificate Letter
We have taken this action due to non-complyance to pet violations, and vague letters from doctors or therapist stating that companionship therapy "seems" to work for the person at hand or "May" help in therapy. "Maybe" could mean, May not be. "Could be" may possibly mean, "could not be", "Seems to be," could mean, "Seem not to be" or "seem to be true, probable." Possibly can mean possibly not. Some health care providers have a hard time explaining your issues and staying within their guidelines, we understand that. HUD link 35 In HUD’s experience, such documentation from the internet is not, by itself, sufficient to reliably establish that an individual has a non-observable disability or disability-related need for an assistance animal. By contrast, many legitimate, licensed health care professionals deliver services remotely, including over the internet. One reliable form of documentation is a note from a person’s health care professional that confirms a person’s disability and/or need for an animal when the provider has personal knowledge of the individual.
( We will challenge vague letters. We've even had letters from those claiming to be a doctor or therapist and were not. Crazy and illegal, those who fake-lie-cheat about ESA makes a bad name for those who really need ESA support. Please be honest with your dealings. In Utah it's against the law to lie about it! )
The request should state that the tenant has a disability and explain how the requested accommodation will be helpful. The certificate letter needs to be completed by his or her service provider, such as a doctor or therapist, verifying the need for the support animal.
Establishing that the support animal or service animal is necessary in order to use and enjoy the residence is critical with Thompson Management.
The requirements to be classified as a service animal under federal regulations are that the animal be (1) individually trained, and (2) work for the benefit of an individual with a disability. In assessing a tenant's request for emotional support animal as a reasonable accommodation.
Thompson Management is entitled to consider the administrative, financial, or programmatic repercussions of allowing an animal onto the premises, including the potential disturbance to other tenants and safty of the amimal.
If the animal is particularly disruptive, or the tenant fails to take proper measures to ensure that the animal does not bother other tenants or property damages, Thompson Management may be justified in denying the accommodation or ultimately filing for an eviction.
The courts have found that a federally assisted housing complex did not violate the Fair Housing Act by evicting a resident with mental illness for failure to walk his/her animal in designated areas and to use a pooper-scooper. We do not have designated areas to walk them but you do have to clean up after the poop is deployed. Don't just flip the dung in trash cans. The smell is overwhelming. Bag or zip lock bag to contain odor, and then place in trash container. Do not fling dung into open fields or hidden areas. Be a human and dispose properly. Believe me, we've smelled and witnessed some interesting human behavors when it comes to animal poop, please have some respect to neighbors and the property you live at.
- Support / emotional assistance animal exhibit-g to the lease is required. Please review your lease exhibits, need photo / ID of animal.
- Animal Doo-Doo: We charge $75.00 per dropping first time, $100.00 per dropping second time and $100.00 per dropping each time thereafter, at the time of discovery and we have to clean up after a pet or animal that has pooped. Clean up after your pets service animal or emotional service animal. We love animals, we have our own, but the majority of animal owners from past experience of over 40+ years, do not keep on top of things. For example, some do not poty train, and outside doo-doo is never cleaned up. Animals that are trained make occasional mistakes costing landlords a lot of money.
- Animal urine leaving yellow dead patches on grass $150.00 and up to resod not seed, at the time of discovery. Another charge . click here resoding has to look professionally completed.
- Sub paragraph 6 of lease. The County and City REQUIRES licensing and yearly inoculations.
- No animal houses, kennels, food containers or leash staking. Animals can not run loose.
- Its understood and agreed that tenant will permanently remove the animal from the premises for the balance of the lease should it be necessary because of any noise, obnoxious barking, Animal owner yelling at animal to stop barking, damages to the property, or any complaints from any other tenants regarding nuisance caused by service animal or emotional service animal at Thompson Management's or owner's absolute discretion.
- Tenant releases, indemnifies and holds owner and Thompson Management harmless from any damages, injuries and cost, including attorney's fees that occur due to service animal or any other pets / animals occupying the premies. Bites, etc.
- Tenant agrees to pay for all charges given by Home Owner Association with regard to service animals or emotional support animals, and pets.
- Periodic inspections will or be conducted just like all our rental properties we manage in addition to service animal, emotional support animal or our pet allowed property, for behavior and tenant neglect.
- Tenant agrees to pay for pulling up carpet and or black light from restoration company to investigate damages at time of discovery. If no damage is found by management or third party, owner / management will pay.
Right To Restore, Click or Tap All Blue Words Below
If there is damage to the property it is only fair to charge you for damages due to your neglect All testing and carpet pulling, HVAC heating and air, along with other moral certainty will determin who pays for damages.
During inspections, if we notice damages, cost to correct the damages are to be paid for at the time of discovery, not at move out.
Disability
"Disability" is defined as a physical or mental condition or impairment that is both medically cognizable, and diagnosable, and that substantially limits one or more of a person's major life activities. These limitations may include caring for oneself, performing manual tasks, walking, seeing, hearing, speaking, breathing, working, and learning. A person is substantially limited in major life activities if the individual is unable to perform the activity, or is significantly restricted as to the manner in which he or she can perform that activity when compared to the average person. Acceptable documentation of a disability can be from either a medical or mental health provider. It should verify the disability as well as the need for a service or therapy/emotional support animal. Vauge letters will not hold up.
Service Animal
A "service animal" is any animal individually trained to do work or perform tasks for the benefit of an individual with a disability. These tasks include but are not limited to: guiding individuals with impaired vision, alerting individuals who are hearing impaired to intruders or sound, providing minimal protection or rescue work, pulling a wheelchair, or fetching dropped items.
Therapy/Emotional Support Animal
A "therapy/emotional support animal" is an animal selected to play an integral part of a person's treatment process. That animal should demonstrate a good temperament and reliable, predictable behavior. A therapy/emotional support animal is prescribed to an individual with a disability by a healthcare or mental health professional. A therapy/emotional support animal is not a service animal. Unlike a service animal, a therapy/emotional support animal does not assist a person with a disability with activities of daily living, nor does it accompany a person with a disability at all times. A therapy/ emotional support animal, however, may be incorporated in a treatment process to assist in alleviating the symptoms of that individual's disability.
Pet
A pet is an animal kept for ordinary use and companionship. A pet is not considered a service animal or a therapy/emotional support animal, and, therefore, it is not covered by this policy. However, if the property allows pets, those pets will go through the same process as therapy/emotional support animal. What we do for one we do for all, periodic inspections, pulling up carpet if needed, etc.
Care and Supervision:
Care and supervision of the animal are the responsibility of the individual who benefits from the animal's use. The person is required to maintain control of the animal at all times, where consistent with the capacity of the service animal / emotional support animal user. The person is also responsible for ensuring the clean up of the animal's waste.
Vaccination:
In accordance with local ordinances and regulations the animal must be immunized against diseases common to that type of animal. Animals must have current vaccination against rabies and wear a rabies vaccination tag. Although not mandated, cats should have the normal shots required for a healthy animal. Local licensing requirements must be followed.
Health:
All service animal / emotional support animal must have an annual clean bill of health from a licensed veterinarian. Documentation can be a vaccination certificate for the animal or a veterinarian's statement regarding the animal's health. Thompson Management has authority to direct that the animal receive veterinary attention. (Local licensing law is followed.)
Licensing:
We require all pets, service animals, emotional Assistance Animals to be licensed. Animals must wear license tags at all times. The tags verify that the shots (rabies, etc.) required by law have been given.
Training:
Service animals must be properly trained. An owner of a service animal may be asked to provide verification that the animal has been individually trained as a service animal to provide the service needed. Acceptable verifications are 1) the letter or ID card provided by agency personnel who trained the animal or 2) a statement from the owner that the animal was trained by the owner or another private individual.
Leash:
If appropriate the animal (dog) must be on a leash, unless the leash would inhibit the animal's ability to be of service. We do not allow kennels, or animal houses on the premises.
Other Conditions:
The UAC may place other reasonable conditions or restrictions on the animals depending on the nature and characteristics of the animal.
The handler is responsible for the care and supervision of his or her animal. If animal behaves in an unacceptable way and the person with a disability does not control the animal, Thompson Management does not have to allow the animal onto the premises. Uncontrolled barking, jumping on other people, running away from the handler are examples of unacceptable behavior for the animal. Thompson Management / Owner has the right to deny access to an animal that disrupts our management. For example, an animal causing noise repeatedly and disrupts the quiet enjoyment of another tenant or neighboring property. If the animal poses a direct threat to the health or safety of others. the ADA requires the animal to be under the control of the handler either be voice control or physical control.
Damage
Owners of service or therapy/emotional support animals are solely responsible for any damage to persons or real and personal property caused by their animals.
Areas Off Limits to Animals
Thompson Management may prohibit the use of service animals in certain locations due to health and safety restrictions ( where the animals may be in danger, or where their use may compromise the integrity of the property).
Service and Therapy/Emotional Support Animals.
Verification of Disability and Need for a Service Animal.