For many, the difference between a service animal and an emotional support animal can be confusing. Business owners who operate residential properties must understand the difference in order to determine if they can rightfully exclude animals. Additionally, it is necessary to distinguish whether the Fair Housing Act (FHA) or Americans with Disabilities Act (ADA) applies to a semi-residential property, such as a timeshare or hotel. This distinction is dependent on the character of the unit’s use, nature and extent of use, and transiency of residents or guests on the property. If the nature of the residential use is akin to a “vacation home,” FHA will apply. If the character of the use is closer to that of a hotel or motel, ADA will apply. Similarly, Nevada law generally aligns with federal law.
1. FHA and ADA Service Animal Definitions
The FHA requires housing providers to make reasonable accommodations in rules, policies, practices or services to allow people with disabilities to enjoy a dwelling unit. In 2013, the Department of Housing and Urban Development (HUD) declared that housing providers are required to make reasonable accommodations for emotional support animals if 1) the resident has a disability (mental or physical that substantially limits one or more major life activities) and 2) the animal provides assistance to that person.
The ADA is more stringent about what constitutes a “service animal “and states that it is unlawful to refuse a service animal in a place of public accommodation. A service animal under the ADA is defined as an animal that has been individually trained to do work or perform tasks for an individual with a disability. The ADA does not apply to emotional support animals in general; however, the ADA does make a distinction between psychiatric service animals and emotional support animals.
Under the ADA, a place of public accommodation is required for a service animal unless: 1) the animal is out of control and the handler does not take effective action to control it or 2) the animal is not housebroken.
2. Does the FHA apply?
Within the jurisdiction of FHA, a “dwelling” is defined as “any building, structure, or portion thereof which is occupied as, or designed or intended for occupancy as, a residence by one or more families, and any vacant land which is offered for sale or lease for the construction or location thereon of any such building, structure, or portion thereof.” While it would appear this excludes a hotel, timeshare, or short-term rental, the Courts have determined a number of factors to determine what a “dwelling” means under the statute.
In Schwarz v. City of Treasure Island, the Eleventh Circuit Court of Appeals identified two principles for determining a dwelling:
1) the more occupants treat a building like their home-e.g., cook their own meals, clean their own rooms and maintain the premises, do their own laundry, and spend free time together in common areas-the more likely it is a ‘dwelling’; and 2) the longer the typical occupant lives in a building, the more likely it is that the building is a ‘dwelling’.
