Service Animals in Long Beach: Everything Landlords Need to Know

In Long Beach, California, nearly 58% of residents rent their homes or live in apartments, which means landlords play a big role in the city’s housing market. With rising rental prices and steady population growth, managing a property here can be a great investment, but local laws and tenant protections can also affect your bottom line. That’s why it’s important to stay informed. 

One area that often trips up a lot of landlords is service animal law, especially with the rise of emotional support animals, which are often confused with one another. Knowing the law ahead of time can help you avoid missteps, protect your property, and build strong tenant-landlord relationships. 

In this article, we’ll discuss what counts as a service animal, what questions you’re allowed to ask, and when it’s okay to deny an animal. No matter where you’re at in your journey as a landlord, understanding the federal, state, and city-wide rules for service animals in Long Beach can help you stay compliant and create a welcoming, inclusive space for your tenants. 

How the Law Defines a Service Animal

Service animals in Long Beach play a special role in the lives of people with disabilities. Unlike pets or emotional support animals, a service animal is defined under the Americans with Disabilities Act (ADA) as a dog (or in rare cases, a miniature horse) that’s been individually trained to perform specific tasks or someone with a physical or mental disability. 

These tasks must be directly related to the person’s condition. For example, a service animal might:

• Help someone with limited mobility maintain balance or open doors
• Retrieve medication or essential items
• Provide physical support during transitions or public outings
• Guide someone who is blind or visually impaired
• Alert a person before a seizure or medical episode
• Interrupt panic attacks or compulsive behaviors in someone with PTSD
• Help someone with social anxiety by greeting people for them

The key difference is that these animals are trained to do something, not just offer comfort to their owners. That’s what gives them legal protections under federal law, including the ADA and the Fair Housing Act (FHA), as well as California’s Fair Employment and Housing Act (FEHA). 

The Difference Between Service Animals, ESAs, and Pets

It’s important to understand that not all animals are treated the same under the law. You may hear tenants refer to their animal as a "support animal,” but that term can mean different things depending on the context. The three most common categories are service animals, emotional support animals (ESAs), and pets—and each comes with a different set of rules. 

Here’s how they differ:

1. Service animals 

• Protected under the ADA, FHA, and FEHA
• Must be dogs or miniature horses
• Must be trained to do a specific task
• You cannot ask for documentation that they’re a service animal, but you can ask two questions to confirm they’re protected
• They cannot be denied due to breed, size, no-pet policies, or other local pet restrictions 
• You cannot charge fees, pet rent, or deposits because of them

2. Emotional Support Animals (ESAs)

• Not protected by the ADA, but covered under the FHA and FEHA
• Can be any species (not limited to dogs or miniature horses)
• Don’t require task-specific training, only therapeutic support
• You may ask for documentation from a licensed healthcare provider
• Cannot be denied based on breed or size if the request is legitimate 

3. Pets

• No legal protections under housing or disability law
• Only provide companionship
• Subject to all standard pet rules in your lease
• Can be any type of animal
• You may refuse them entirely in your rental property 

In short, pets are optional, ESAs are often allowed, but service animals in Long Beach are legally protected. That’s why it’s crucial not to lump them all together in your lease or screening process. Mistaking a service animal for a pet or denying one because you have a no-pet policy could land you in legal trouble. 

Questions Landlords Can Legally Ask in Long Beach

When a tenant tells you they have a service animal, your first instinct might be to ask for documentation, but under service animal law, there are limits on what you’re allowed to request. If the animal is a service animal, federal and state laws only allow you to ask two questions if the tenant’s disability isn’t obvious:

1. Is the animal required because of a disability?
2. What task or service has the animal been trained to do?

According to service animal law, you cannot ask the tenant to:

• Prove their disability
• Provide a diagnosis or other medical records
• Show an official service animal ID or certificate, or proof of training
• Demonstrate the task the animal performs 

There is no registry for service animals in Long Beach or anywhere else in the country, so any site claiming to certify an animal is misleading. If you ask a tenant questions beyond the two above or request more information, you could be guilty of housing discrimination. 

When it comes to ESAs, the law works a little differently. If a tenant claims their animal is an ESA and their disability isn’t obvious, you may request a letter from a licensed healthcare provider that says:

• The tenant has a qualifying mental or emotional disability
• The animal provides support that helps alleviate symptoms of that condition

As of January 1, 2022, California law (AB 468) added extra requirements for ESA documentation. The letter must come from a provider who:

• Is licensed in California
• Has an established working relationship with the tenant (at least 30 days)
• States their license number and license type on the letter
• Has conducted a clinical evaluation of the tenant 

This law was passed to help crack down on fraudulent ESA claims and protect landlords from being taken advantage of. As a landlord, you can’t delay or deny a valid ESA request without a valid legal reason. 

Disability-related issues (including disputes over service animals in Long Beach) continue to be the leading cause of housing discrimination complaints in California. In 2024, over half of all fair housing complaints filed with HUD, FHOs, and state agencies involved these types of claims. Closely following service animal law is the best thing you can do to avoid becoming part of this number, which is why more and more landlords are choosing to partner with a property manager who can handle the details for them.   

When a Service Animal Can Be Added to the Lease

It’s helpful when a tenant mentions their service animal during the application process, but under service animal law, that's not required. In Long Beach, a tenant can request to have a service animal added to their lease at any point, even after move-in. That’s because these animals are considered a reasonable accommodation. 

Here are some tips to keep in mind: 

• You can’t deny the request just because it comes after the lease is signed
• You’re allowed to document the accommodation with a lease addendum 

A lease addendum is a must because it notes the animal's presence and sets your expectations, outlining the responsibilities of both you and the tenant. Here’s what it should include: 

• Clear expectations around behavior (like cleaning up waste or using a leash in common areas, etc.)
• A note that the tenant is responsible for any damage caused by the animal
• A statement confirming the animal is a reasonable accommodation

Something a property manager can assist with is creating a go-to accommodation form to streamline this process. That will keep documents organized, the process consistent, and protect you if a disagreement arises later on. Just remember, even if you disagree with the timing of the request, you’re legally required to consider it in good faith under service animal law. 

Although you’re not allowed to charge pet rent or a pet deposit, you can use the tenant’s security deposit to help pay for damages caused by the animal, if necessary. Keeping communication open and honest from the beginning can help clear up confusion and lead to better relationships with your tenants. 

When You Can Legally Deny a Service Animal in Long Beach

For the most part, you must allow service animals in Long Beach as part of your legal obligation to provide reasonable accommodations. However, there are a few very specific (and rare) circumstances where denial may be justified. Under service animal law, you should only consider denying a request if you can clearly show that:

• The animal is a direct threat to the health or safety of others, and this threat cannot be reduced through other means
• The animal has a documented history of aggressive behavior or has caused serious property damage in the past
• The presence of the animal would fundamentally alter the nature of the housing you provide
• Accommodating the animal would put undue financial or administrative burden on your business

You cannot deny a service animal just because your lease has a no-pet clause or other tenants have allergies or fears about the animal. If there are breed, size, or weight concerns, those also must be looked past. Finally, even if you believe the tenant is just trying to get around the rules, that’s not reason enough to deny them. If you’re unsure about a specific situation, consider seeking help from a lawyer who specializes in service animal law to ensure compliance. Handling these requests promptly is key, as delays could lead to claims of discrimination. 

Final Thoughts: Welcoming Service Animals in Long Beach

Being a landlord in Long Beach means staying on top of a lot of moving parts, including service animal law. With more than half the city’s population renting, there’s a good chance you’ll come across at least one of these requests. When that happens, understanding the rules will help prevent misunderstandings, safeguard your property, and maintain a positive rental community. 

Most tenants who request an accommodation are looking for a landlord who is willing to work with them, not against them. By understanding what defines a service animal, asking only the questions you’re allowed to ask, and keeping everything documented, you can ensure you’re following service animal law and avoid costly mistakes.

If you’d rather hand these responsibilities off to someone more experienced, consider working with a local property management company like Evernest. Our team knows how to handle service animals in Long Beach and can assist with everything from lease addendums to documentation and tenant communication. Do yourself (and your rental business) a favor by reaching out to Evernest today.