A Landlord’s Guide to Renting to Tenants with Service Animals or ESAs in the Inland Empire
If you’re a homeowner or landlord in the Inland Empire looking to rent your property, chances are you’ll eventually encounter an applicant with a service animal or emotional support animal (ESA). With housing demand growing in Riverside, San Bernardino, Rancho Cucamonga, and the surrounding communities, it’s important for landlords to understand their legal responsibilities, rights, and best practices when renting to tenants who rely on these animals.
This guide will help you navigate the process, avoid costly mistakes, and ensure compliance with federal and California fair housing laws.
Service Animal vs. ESA: What Landlords Should Know
As a landlord, one of the most common points of confusion is the difference between service animals and emotional support animals. Here’s what matters for housing providers:
Service Animals: Under the Americans with Disabilities Act (ADA), these are dogs (or in limited cases, miniature horses) trained to perform tasks for a person with a disability. Examples include guiding the visually impaired, alerting to seizures, or retrieving items.
Emotional Support Animals (ESAs): ESAs provide therapeutic benefits to people with mental health conditions such as anxiety, PTSD, or depression. They do not require specialized training, but they are protected under the Fair Housing Act (FHA) and California Fair Employment and Housing Act (FEHA).
👉 Key Point for Landlords: In housing situations, both service animals and ESAs are protected. You must treat them differently from “pets.”
Landlord Responsibilities in the Inland Empire
As a property owner in Riverside or San Bernardino Counties, you are required to make reasonable accommodations for tenants with service animals and ESAs. This means:
No blanket denials – You cannot refuse to rent to someone simply because they have a service animal or ESA. Even if your property has a strict “no pets” policy, assistance animals are exempt.
No extra pet rent or deposits – Charging additional fees, deposits, or rent for a service animal or ESA is prohibited. However, tenants remain financially responsible for any actual damage caused by their animal.
Accepting all breeds and sizes – You cannot deny housing based on breed, size, or weight restrictions if the animal is a service animal or ESA.
Documentation rules –
For service animals, you may only ask:
Is the animal required because of a disability?
What task has the animal been trained to perform?
For ESAs, you can request reliable documentation (such as a letter from a licensed healthcare professional). You cannot demand extensive medical records.
Common areas apply – Tenants must be allowed to bring their service animal or ESA into all areas where other residents are permitted.
Protecting Your Property While Staying Compliant
As a landlord, you may be worried about liability or property damage. While the law requires you to accommodate service animals and ESAs, you still have rights:
Hold tenants accountable for damages. While you cannot collect pet deposits upfront, you may deduct for damage from the tenant’s security deposit just as you would for any other resident.
Set clear behavioral expectations. If an animal poses a direct threat to health and safety (e.g., aggressive behavior) or causes significant damage, you may have grounds to deny the accommodation or terminate the lease — but only with proper documentation and process.
Request current documentation for ESAs. If a tenant provides an outdated or suspicious ESA letter (e.g., purchased online without a professional relationship), you may ask for updated verification from a licensed provider.
Common Mistakes Landlords Make (and How to Avoid Them)
Charging pet rent for ESAs or service animals
This is one of the fastest ways to end up in legal trouble. Remember: these animals are not considered “pets.”Denying tenants based on breed restrictions
Even if your HOA or insurance policy has breed rules, federal law typically overrides them for assistance animals. Check with your insurer and attorney before making decisions.Over-asking for medical information
You cannot demand detailed medical records or ask about the tenant’s specific disability. Stick to the legally allowed questions.Assuming all animals qualify
While you must be flexible, tenants still need to provide legitimate documentation for ESAs. Be cautious, but fair.
Best Practices for Inland Empire Landlords
To avoid misunderstandings and legal issues, consider adopting these strategies:
Update your lease agreements to clearly differentiate between pets and assistance animals.
Train your property managers or leasing agents on fair housing compliance.
Keep thorough documentation of all communications, requests, and accommodations.
Work with professionals – consult with a property management company or housing attorney if you’re unsure how to handle a request.
Why Compliance Matters
Ignoring fair housing laws can be costly. Landlords who deny applicants or charge unlawful fees for service animals or ESAs risk:
Fines and penalties from HUD or California’s Department of Fair Employment and Housing.
Lawsuits from tenants, which can result in damages, attorney fees, and reputational harm.
Loss of rental opportunities as more tenants become aware of their rights.
By following the law, you protect your investment while also fostering a fair and inclusive housing environment.
The Bottom Line for Inland Empire Landlords
If you own rental property in Riverside, San Bernardino, Ontario, Rancho Cucamonga, or anywhere in the Inland Empire, chances are you’ll receive rental applications from tenants with service animals or emotional support animals. Knowing the laws — and your rights as a landlord — will help you make informed decisions.
By complying with fair housing laws, setting clear expectations, and protecting your property through proper documentation, you can confidently rent to tenants with assistance animals while minimizing risk.
