Service animal
Generally, a dog individually trained to do work or perform tasks for a person with a disability. In some public-access situations, the ADA has a narrower definition than housing law.
Fair housing & resident resources
Service and assistance animals in housing.
Everyone deserves an equal opportunity to use and enjoy their home. This page explains how Quinn & Wilson handles accommodation requests involving service animals and other assistance animals at properties we manage.
The short version
This is an accommodation process, not a pet-approval process.
Under the Fair Housing Act, an assistance animal may be needed to give a person with a disability an equal opportunity to use and enjoy a dwelling. In housing, this can include a trained service animal and an animal that provides disability-related assistance or emotional support.
Quinn & Wilson reviews requests individually, promptly, and with respect for privacy. We apply the rules to the specific request and the specific animal—not to assumptions about breed, size, or labels.
Know the terms
Two related ideas, one housing right.
Different laws use different definitions in different settings. For a home or condominium community, the fair-housing accommodation standard is the important starting point.
Assistance animal
A housing term that includes an animal that performs work, provides assistance, or provides emotional support that alleviates one or more identified effects of a disability.
Not a pet
A qualifying assistance animal is not a pet. A no-pet rule, pet deposit, monthly pet rent, or breed/weight limit cannot be applied simply because the animal is a qualifying accommodation.
Our review process
Private, individual, and focused on the accommodation requested.
We are not a medical provider and do not diagnose disability. Our role is to receive the request, collect only appropriate information, coordinate any property-specific review, and communicate the decision.
- Make the request. You may ask in writing, by email, through our accommodation form, or in another way that clearly requests an exception or change because of a disability.
- We confirm what is needed. If the disability and need are apparent or already known, we generally do not need additional disability-related documentation.
- We review reliable information when appropriate. If the disability or disability-related need is not apparent, we may request reliable information showing both—without asking for a diagnosis or complete medical records.
- We respond and document. We coordinate with the relevant owner, association, or board when needed, protect private information, and provide the outcome and next steps.
What we may ask for
Information that helps us evaluate the request fairly.
- Your name, property, unit, and best way to reach you.
- A clear request for an exception to an animal rule, fee, or restriction.
- When not apparent or known, reliable information confirming a disability and the disability-related need for the animal.
- Information reasonably needed to evaluate a specific, significant property-damage or health-and-safety concern, including whether another reasonable step could address it.
- Compliance with ordinary local rules that apply to all animals, such as licensing, vaccination, waste cleanup, and reasonable control requirements.
What we do not ask for
Privacy matters.
- A detailed diagnosis, treatment history, or complete medical file.
- A special vest, registration card, internet certificate, or proof of training simply to recognize a housing accommodation.
- Pet rent, pet fees, or a pet deposit because of a qualifying assistance animal.
- A blanket denial based only on breed, size, species, or generalized assumptions.
Requests may be denied only in limited circumstances recognized by law—for example, if the specific animal would pose a direct threat or cause significant physical damage that cannot be reduced or eliminated through another reasonable accommodation, or if the request would create an undue burden or fundamental alteration. We review those questions case by case.
Common questions
Helpful answers for residents, boards, and owners.
Do I have to use a special form?
No. You can make a reasonable-accommodation request in any way that tells us you need an exception or change because of a disability. Our online form is available because it helps the team route and document requests consistently.
Can the property still enforce reasonable conduct rules?
Yes. A qualifying assistance animal does not excuse damage, uncontrolled behavior, or failure to follow neutral rules such as waste cleanup and applicable local licensing requirements. Rules must be applied fairly and cannot conflict with a reasonable accommodation.
Who pays if an animal causes damage?
Pet fees and deposits do not apply to a qualifying assistance animal. A resident may still be charged for actual damage caused by the animal, using the same standards applied to damage caused by any resident or guest.
What if I am a board member or owner with a question?
Please do not request or circulate a resident’s medical or supporting information. Send the question to Quinn & Wilson so the request can be handled confidentially and under the appropriate fair-housing process.
Is this legal advice?
No. This page is general educational information, not legal advice. Rules can vary based on the property, funding, local requirements, and facts of a particular request. Quinn & Wilson will consult appropriate professionals when a matter needs legal review.
Official references
Learn more from the source.
HUD: Assistance Animals HUD’s current overview of assistance-animal protections and housing-provider obligations under the Fair Housing Act.HUD Notice FHEO-2020-01 HUD’s detailed guidance for evaluating assistance-animal requests in housing.Pennsylvania Assistance and Service Animal Integrity Act Pennsylvania requirements for documentation when disability-related need is not apparent or known.
Last reviewed August 2026. Laws and agency guidance can change; this page will be updated as needed.
Need an accommodation?
Let’s start with the right information.
Use the accommodation request for a private, structured way to explain the exception or change you need. You may also call the office for help.