TENANT FAQ
FREQUENTLY ASKED QUESTIONS
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Where Oregon and federal law allow you to bring your assistance animal or service dog.
By Lisa Guerin, J.D.
Both the federal Americans with Disabilities Act (ADA) and Oregon's disability discrimination statute permit individuals with disabilities to bring assistance animals to all "public accommodations," which include stores, restaurants, theaters, hotels, government facilities, and more. Oregon's public spaces have to abide with both state and federal laws. The public accommodations that are covered, the animals that are considered assistance animals, and certain guidelines that you might need to abide by when using your service animal are all explained here.
What Are Public Accommodations?
You are allowed to bring your service animal into any public space in Oregon. Public accommodations encompass locations that are owned by the government but are accessible to the general public, as well as services that are rendered by governmental entities and made available to the public. Additionally, public accommodations can include facilities, goods, services, lodging, entertainment, transportation, and other amenities. For instance, this definition includes eateries, retail stores, hotels, service facilities, arenas, and hospitals. Specifically, public hospitals, private clubs, and certain penal facilities are not covered by Oregon law.
Under the ADA, the definition of public accommodations is both broad and detailed. It includes:
- hotels and other lodging establishments
- public transportation and terminals, depots, and stations
- restaurants and other places that serve food and drink
- sales or rental establishments
- service establishments
- any place of public gathering, such as an auditorium or convention center
- places of entertainment and exhibit, like theaters or sports stadiums
- gyms, bowling alleys, and other places of exercise or recreation
- recreational facilities, such as zoos and parks
- libraries, museums, and other places where items are collected or displayed publicly
- educational institutions, and
- social service centers, like senior centers, homeless shelters, and food banks.
Which Animals Are Covered?
Under the ADA, a service animal is a dog that has been individually trained to perform tasks or do work for the benefit of a person with a disability. Oregon law uses the same definition, but uses the term assistance animals rather than service animals. (In some cases, a miniature horse may also qualify as a service animal under the ADA, but not under Oregon law.) Examples of service animals that must be allowed into public accommodations under the ADA include:
- hearing dogs, which alert their handlers to important sounds, such as alarms and doorbells
- guide dogs, which help those who are visually impaired to navigate safely
- psychiatric service animals, which help those with mental or emotional disabilities by, for example, interrupting self-harming behaviors, reminding handlers to take medication, checking spaces for intruders, or providing calming pressure during anxiety or panic attacks
- seizure alert animals, which let their handlers know of impending seizures, and may also guard their handlers during seizure activity, and
- allergen alert animals, which let their handlers know of foods that could be dangerous (such as peanuts).
Neither the ADA nor Oregon's service animal law includes what some people call "emotional support animals": animals that provide a sense of safety, companionship, and comfort to those with psychiatric or emotional disabilities or conditions. Although these animals often have therapeutic benefits, they are not individually trained to perform specific tasks for their handlers. Under the ADA and Oregon law, owners of public accommodations are not required to allow emotional support animals, only service animals.
Rules for Your Service Animal
A public accommodation cannot inquire about your impairment or require you to show identification, certification, or other documentation attesting to your animal's status or training under the Americans with Disabilities Act (ADA) and Oregon law. The establishment may only inquire about whether your animal is a service animal and what duties it fulfills for you if it is unclear what the animal does for you.
Both Oregon law and the Americans with Disabilities Act (ADA) forbid special entry fees or other additional charges for bringing service animals into public places. If your animal causes any harm, though, you might have to pay for it.
Under the ADA, your service animal can be excluded from a public accommodation if it poses a direct threat to health and safety (or example, if your dog is aggressively barking and snapping at other customers, the facility can kick the dog out). Your animal may also be excluded if it is not housebroken, or if it is out of control and you are unable or unwilling to effectively control it.
Service Animals in Oregon Housing
It is illegal to discriminate against people who use service animals in rental housing accommodations under the federal Fair Housing Act. Your landlord cannot charge you more for having a service animal, but you may be responsible for any damages your animal causes. You must also be granted complete and equal access to all housing facilities. A "no pets" clause in your lease or rental agreement does not apply to your assistance animal.
In the event that your landlord has a "no pets" policy, you may be required to present trustworthy proof of your handicap and the connection between it and your requirement for a service or assistance animal as a form of accommodation. A doctor or other medical expert may supply this documentation. If your impairment and the need for a service or assistance animal are clearly visible, or if the landlord is already aware of them, they may not request paperwork from you. Your landlord probably cannot ask for paperwork if, for example, you are blind and rely on a guide dog to help you navigate.
Housing facilities are required by the federal Fair Housing Act to permit service dogs and emotional support animals, if needed, in order to provide a person with a handicap with an equal opportunity to utilize and enjoy the home. You must both have a disability and a need for the animal connected to your impairment in order to qualify under this clause. Put another way, the animal must be able to work, carry out duties or provide services, or lessen the psychological impact of your impairment in order to be eligible. Consult the Department of Housing and Urban Development's service animal guidelines for additional details.
REMEMBER IT IS NOW LAW TO ALLOW AIR CONDITIONING FOR TENANTS!
A cooling center has opened in Medford.The Medford Jackson County Library is a place where you can go if your air conditioning breaks down in order to avoid the intense heat.To find out the location of the closest cooling facility, you can also call 211.
No your security deposit is not to be used as last month’s rent, regardless if you ask it to be in writing. Your security deposit is to hold tenants responsible for the terms of their rental contract. I generally charge a security deposit based on a few hundred more than the rent. For example if the rent is $1000.00 per month, I charge a Security Deposit of $1200.00. I recommend that tenants complete the move in/move out inspection form and take many photos and/or videos to document the condition of the home.
Once the tenant moves out, we have 31 days after the return of the keys to get the deposit refunded and/or an itemized statement. If there were roommates on the lease I will write the deposit refund (if applicable) in all occupants names.
Both the tenants and the new landlord must follow the original lease agreement. The previous landlord is to send the security deposit, less any deductions to the new landlord of whom is responsible to return any deposits when the tenants move, even if the new landlord did not get the deposit money from the old landlord. Note….Landlords can deduct unpaid late fees from the tenant’s security deposit. I send my tenants a letter stating that I am no longer managing such resident and advise where and to whom I send the tenants security deposit to as good practice.
Yes you can however you must give your landlord 14 days written notice and it must include verification that you are a victim of which occurred within the last 90 days. Verification can be a signed restraining order by a judge, police report or a statement by a law enforcer.
This happens often and it is the tenant’s responsibility to get back in their house. I have had tenants break a window to get in however the tenant is responsible for repairing the window. If I am in the area I will unlock the door, however if it is after hours I suggest the tenants calls a local locksmith at their expense to get them in their home.
The new law states that the Landlord can require tenants to carry renters insurance and must disclose the renter’s insurance requirements prior to the beginning of the tenancy. It must be disclosed during the application screening and in the rental agreement. For my existing tenants, we do have to give our tenants a 30 day notice of change of terms and if the existing tenant does not purchase renters insurance we can evict “for cause,” however the tenant can remedy the cause by purchasing renters insurance and providing proof of insurance to the landlord.
As of January 1, 2014, a renter may end a lease with no penalties if they give 60 days' notice and the property is in foreclosure.Tenant may cancel the lease within 30 days of receiving the termination notice if landlord fails to produce documentation proving the house is not in foreclosure.In some situations, a renter may ask to have their security deposit applied toward their final month's rent.