As a Sacramento landlord, navigating rules around service animals, emotional support animals (ESAs), and fair housing laws can feel overwhelming. At Tower Bridge Property Management, we help rental property owners stay compliant with California law, federal Fair Housing regulations, and Sacramento County enforcement standards.
The key thing to know:
Service animals and emotional support animals are not pets — and housing laws treat them as disability accommodations.
This guide explains the differences, outlines your legal responsibilities, and provides Sacramento-specific context so you can protect yourself while avoiding costly Fair Housing violations.
Introduction for Sacramento Landlords
Sacramento’s rental market has grown rapidly in recent years, and with it, requests for accommodation related to service animals and emotional support animals have increased. Fair Housing complaints related to disability discrimination — especially improper denial of ESAs — remain among the most common cases investigated by the California Civil Rights Department (CRD).
At Tower Bridge Property Management, we work proactively to help landlords stay compliant, reduce liability, and ensure accommodations are handled correctly.
🦮 Service Animals
A service animal is a dog trained to perform at least one specific task that directly supports a person with a disability. Under the ADA, these animals must be allowed anywhere the public is allowed — including rental homes in Sacramento.
Common examples of service dog tasks:
- Guiding someone who is blind
- Alerting someone who is deaf
- Detecting seizures or low blood sugar
- Providing stability for mobility disabilities
- Interrupting PTSD episodes
Service animals are not considered pets, so pet fees, deposits, or breed restrictions cannot be applied.
California’s Definition
California law mirrors federal law and includes these additional points:
- Only dogs (and sometimes miniature horses) qualify
- Psychiatric service dogs are legally equal to physical disability service dogs
- Dogs-in-training are permitted in public spaces (unique to California)
📝 Service Animal Requirements
A service animal must:
- Be task-trained to assist with a disability
- Be under the handler’s control at all times
- Be allowed in any housing, regardless of pet policy
- Not be required to display a vest or identification
What Sacramento landlords can legally ask:
Only two questions:
- “Is this animal required because of a disability?”
- “What task has the animal been trained to perform?”
No medical verification is permitted for service dogs.
🐾 Emotional Support Animals (ESAs)
An emotional support animal provides comfort and emotional stability to individuals with disabilities such as anxiety, PTSD, depression, or panic disorders. ESAs are governed by the Fair Housing Act (FHA) and California FEHA.
Unlike service animals:
- ESAs do not have public access rights
- ESAs do not need specialized training
- ESAs do require documentation from a licensed provider
California law protects the right of a tenant to live with an ESA, even in “no pets” housing.
📝 Emotional Support Animal Requirements
To qualify as an ESA under California and federal housing laws, a tenant must provide:
- A letter from a licensed healthcare professional stating the tenant has a disability and the ESA alleviates symptoms
- A provider who has evaluated the tenant clinically
- A letter compliant with California AB 468
An ESA can be any animal:
Dogs, cats, rabbits, birds, etc.
🏠 Support Animals & Sacramento Housing Laws
Assistance animals (ESAs and service animals) are covered under these laws:
- Federal Fair Housing Act (FHA)
- California Fair Employment and Housing Act (FEHA)
- Sacramento County Fair Housing Ordinances
Landlords cannot:
- Charge pet rent or pet deposits
- Enforce breed or size restrictions
- Reject applications because of assistance animals
- Apply “no pets” rules to service animals or ESAs
When can an ESA or service animal be denied?
Only in rare cases:
- If the animal poses a direct safety threat
- If the animal has a history of violent behavior
- If providing the accommodation is impossible (extremely rare in Sacramento housing)
Improper denial is one of the most common Fair Housing violations, with potential penalties in the tens of thousands of dollars.
Tower Bridge’s strict screening protocols help prevent these issues.
🔍 Verification of a Service Animal
If a disability is visible, no verification can be requested.
If not visible, landlords may ask the two ADA-approved questions only.
For ESAs, landlords may request a valid ESA letter.
ESA Verification May Come From:
- A licensed therapist or psychologist
- A licensed medical doctor
- A peer support counselor
- A service agency
- A reliable third party
- Self-verification (rare but sometimes allowed)
If the documentation appears suspicious, Tower Bridge consults the property owner before accepting or denying it.
📜 Understanding AB 468 (California ESA Law)
Effective January 1, 2022, AB 468 was created to stop ESA fraud.
Key Requirements:
ESA letters must come from a licensed mental health professional who:
- Has an active, verifiable license
- Includes license number, type, and jurisdiction
- Has a clinical relationship with the client for at least 30 days
- Performs a proper evaluation
- Provides a disclosure stating ESAs are not service animals
This law targets online ESA letter mills, which often do not qualify under California standards. Tower Bridge verifies every ESA letter for compliance.
💬 Common Sacramento Landlord Questions
Do I have to accept emotional support animals?
Yes — under FHA and FEHA, ESAs must be accommodated.
Can I charge a pet fee or pet rent?
No. Assistance animals are not pets.
Can I restrict certain breeds?
No. Breed and size restrictions cannot be applied.
Can I request proof of a service dog?
No — only the two ADA questions may be asked.
What if the tenant suddenly has an animal during an inspection?
California law allows tenants to request accommodations at any time.
Landlords may request verification, but cannot penalize the tenant during the process.
🛡 Tower Bridge Property Management — Good Pet Guarantee
We protect Sacramento property owners through:
- Fair Housing compliance screening
- Proper ESA and service animal verification
- Documentation storage and legal recordkeeping
- Guidance on when denials may be legally justified
- Communication with tenants to prevent abuse of ESA status
Our processes reduce owner liability while ensuring compliance with California and federal law.
Final Takeaway
Sacramento landlords must handle service animals and emotional support animals carefully — the legal consequences for mistakes can be severe. Understanding the distinctions, verifying properly, and working with a knowledgeable property manager is essential.
Tower Bridge Property Management ensures you stay protected, compliant, and worry-free.
