# ESA Letter in Ward 6, DC: Pet Deposits at a $2,498 Median Rent

> An ESA letter in Ward 6, DC, where rents run among the District's highest. What a landlord may hold today, and what D.C. Law 25-308 bars from October 1, 2026.

- Source: https://supportanimal.com/blog/district-of-columbia-emotional-support-animal/ward-6/
- Publisher: Support Animal (supportanimal.com)
- Updated: 2026-09-23
- License note: informational content; not legal or medical advice.

**In short:** In Ward 6 of Washington, DC, a landlord may not charge a deposit or pet rent for an assistance animal needed as a reasonable accommodation from October 1, 2026, under D.C. Law 25-308 as applied by D.C. Act 26-416 § 7259, an emergency act. Until then, 14 DCMR 308.2 caps all security at one month's rent, and D.C. Code § 2-1402.21(d)(3)(B) supports a fee waiver request.

## Key facts

- Population: 84,376
- Households renting: 65.9%
- Typical pet deposit (as a pet): Pets: +$374.70 max, Oct 2026+
- Typical pet rent (as a pet): Dog cap $24.98/mo, Oct 2026+
- Breed/weight limits common: sometimes
- Pet fees, deposits and breed or weight limits with a qualifying reasonable accommodation: may be waived or modified, not automatically void (FHA reasonable accommodation)

## Why does a pet charge weigh more in Ward 6?

Because the rent it is pegged to is high. Median gross rent in Ward 6 is $2,498 (plus or minus $63),
counting utilities the tenant pays, on the Census Bureau's 2020-2024 American Community Survey
five-year estimates. That is $544 above the District's $1,954. Wards 6 and 2 have the highest median
rents in DC; their ranges overlap, so neither can claim the top spot alone. These are five-year
averages, not today's asking rents.

Most Ward 6 households rent: 31,518 of 47,862 occupied homes (plus or minus 1,080), or 65.9 percent,
against 58.5 across DC. The ward's population on the same survey is 84,376.

DC's Office of Planning calls Ward 6 "the only Ward to include portions of each of the four quadrants
of the city". Its housing runs from "the historic Capitol Hill neighborhood, with its townhouses" and
the blocks around Eastern Market to the "Modern high-rises and townhouses of the Southwest Waterfront
and the new Wharf mixed use neighborhood". Further east sits "the Capitol Riverfront neighborhood,
anchored by the Nationals Stadium", with Buzzard Point beyond it. Penn Quarter, Gallery Place and
Chinatown have "a growing number of residential buildings".

When a pet fee is a percentage of rent, a Ward 6 lease produces bigger numbers than most. For an
ESA owner here the question is money: what can be charged, and when that changes.

## What can a Ward 6 landlord hold as a deposit today?

The rule in force now is a regulation, not a pet law. **14 DCMR 308.1** defines a security deposit as
"all monies paid to the owner by the tenant as a deposit or other payment made as security for
performance of the tenant's obligations". **308.2** says that amount "shall not exceed an amount
equivalent to the first full month's rent" and "shall be charged only once".

On a lease at the Ward 6 median, that ceiling is $2,498, whatever the landlord calls the pieces. A
separate pet deposit stacked on a full month would push past it. That is how the rule reads, but no DC
statute or regulation we found mentioned a pet deposit before Law 25-308, so treat it as a strong
argument rather than a quoted ban.

The money must sit "in an interest bearing escrow account" in a DC financial institution (308.3). At
the end, the landlord has 45 days to refund it with interest or give written notice of what it plans
to keep (309.1). Bad faith can mean treble damages (309.5). One exception matters for some Ward 6
tenants: **308.8** says the section does not apply "to units for which rents are Federally subsidized".

## What changes for Ward 6 leases on October 1, 2026?

As of September 2026, DC is about to write the ESA rule down. The Pets in Housing Amendment Act of
2024, **D.C. Law 25-308**, adds new text to D.C. Code § 42-3505.10. For ordinary pets, it lets a
landlord ask for a refundable pet deposit up to "15% of the monthly rent, in addition to any security
deposit otherwise authorized by law", and pet rent of no more than 1 percent of the first full month's
rent per dog. For assistance animals it draws a line:

- "No security deposit may be required for a service or assistance animal required by a tenant with a
  disability as a reasonable accommodation under local or federal law".
- "No additional rent for common household pets may be required for a service or assistance animal
  required by a tenant with a disability as a reasonable accommodation under local or federal law".

The law was passed "subject to funding" and never took effect. The Council's Code site still prints
"Not Funded" beside it. What moved it was the Fiscal Year 2027 Budget Support Emergency Act, **D.C. Act
26-416 § 7259**, which lifts the funding condition from these landlord rules. Its § 9001 makes the act
apply "as of October 1, 2026".

Two cautions. It is an emergency act, and its § 9003 says it lasts no more than 90 days. We could not
confirm a permanent version, so re-check before relying on this after mid-November 2026. And the new
text speaks of leases "beginning after October 1, 2025", while it only applies from October 1, 2026.
No text we found says how those dates meet, so we cannot tell a tenant whose lease began in that gap
whether the caps reach them.

## What does the new law leave unsaid for a Ward 6 ESA owner?

It does not define "assistance animal". It does not say what paperwork counts. And it does not grant
the animal. The ban applies to an animal "required ... as a reasonable accommodation", so the tenant
must first be entitled to that accommodation.

That entitlement comes from **D.C. Code § 2-1402.21(d)(3)(B)**, the Human Rights Act clause making it
unlawful to refuse "reasonable accommodations in rules, policies, practices, or services" when needed
for equal use of a home, and from the federal Fair Housing Act. DC's Office of Human Rights (OHR)
already treats a fee waiver as part of that duty: its FAQ says tenants may request "a pet deposit fee
waiver", and that assistance animals, including a "support animal", "are not pets". That route works
now, before October arrives.

## How much is at stake on a Ward 6 lease at the median rent?

Here is a lease at $2,498 a month signed after October 1, 2026, with a dog, set against the same lease
with an emotional support animal.

| Charge | Tenant with a dog | Tenant with an ESA |
|---|---|---|
| Security deposit, one month at most (14 DCMR 308.2) | up to $2,498 | up to $2,498 |
| Pet deposit, 15% of monthly rent at most (Law 25-308) | up to $374.70 | $0 |
| Pet rent, 1% per dog each month (Law 25-308) | up to $24.98 | $0 |
| Pet rent over a 12-month lease | up to $299.76 | $0 |

The ordinary deposit is the same for both. What drops out is every charge that exists only because
of the animal: up to $674.46 in the first year.

## Can a Ward 6 building still charge for damage an ESA causes?

Yes, in the same way it can for any tenant. Under **D.C. Code § 42-3502.17(c)**, a landlord may not keep
a deposit for "ordinary wear and tear", but damage from "negligence, carelessness, accident, or abuse"
is different. Since August 14, 2026, subsection (e) has required a written notice of any claimed
unpaid amount within 45 days after the tenancy ends, with "Photographs or other documentation", and
gives the tenant "30 calendar days" to dispute it. Ask for that documentation before paying.

## Where does a Ward 6 renter take a deposit or refusal problem?

A deposit not returned can go to the Office of Administrative Hearings,
which § 42-3502.17(b) says "may adjudicate complaints for the non-return of tenant security deposits".
The Office of the Tenant Advocate, at 899 North Capitol Street NE, Suite 6200, advises tenants; walk-ins
run Monday to Thursday, 9 am to 3 pm, and phone intake is (202) 719-6560. The Rental Housing Commission
hears rent-stabilization appeals and is not the place for a discrimination complaint.

A refused ESA, or a fee charged for one, can be discrimination, which goes to OHR within one year
(**§ 2-1403.04(a)**), or to court within two years, a clock that pauses while an OHR complaint is
pending (**§ 2-1403.16(b)**). Legal Aid DC, whose services are free, takes intake calls on 202-628-1161,
and Bread for the City's landlord-tenant line is (202) 780-2575.

## What letter holds up with a Ward 6 property manager?

Whoever reads your request, in a Wharf high-rise or a Capitol Hill row house, looks for two
findings: a disability, and a link between it and the animal. OHR says the verification
can come "from a physician or other healthcare provider". We found no DC rule on who may write an ESA
letter, and no DC crime for faking one, but a manager can still decline paper that does not show both
findings.

If a clinician already treats you, ask them first. Their letter is a sound one. In practice, some
decline housing letters, a new-patient wait can be longer than a leasing deadline, and a clinician
who has seen you briefly may fairly decline to decide yet. A free clinic can help, though waits
there are often long.

Where no treating clinician can write in time, a licensed evaluation is the route built for it. A
licensed clinician assesses the disability and the animal's role, and writes a letter only if the
evidence supports one. Because the answer can be no, a manager has reason to accept a yes, and at
the Ward 6 median that yes is worth up to $674.46 in a lease's first year.

## What Ward 6 landlords can and cannot do

**Cannot:**
- Cannot refuse a reasonable accommodation to a no-pets rule where it may be necessary to give a person with a disability equal opportunity to use and enjoy the home, D.C. Code § 2-1402.21(d)(3)(B) and 42 U.S.C. § 3604(f)(3)(B).
- Cannot deny a dwelling because of a disability, or set different terms, conditions or privileges because of one, D.C. Code § 2-1402.21(d)(1) and (d)(2).
- Cannot require a pet security deposit or pet rent for an assistance animal required as a reasonable accommodation, for the period from October 1, 2026, D.C. Law 25-308 § 2(c)(2) as applied by D.C. Act 26-416 § 7259. Before that date, OHR treats a pet deposit waiver as a reasonable accommodation request.
- Cannot take more than the first full month's rent as security, in total and only once, 14 DCMR 308.2. Federally subsidised units are excluded from that rule by 308.8.
- Cannot charge a prospective tenant any fee other than the application fee before the lease is signed, D.C. Code § 42-3505.10(b)(3).
- Cannot, in screening, ask about or act on an alleged lease breach related to the applicant's or a household member's disability, D.C. Code § 42-3505.10(d)(2)(C).
- Cannot insist on a certificate or training programme for an assistance animal: OHR's fair housing FAQ says assistance animals are "not required to be certified".

**Can:**
- Must return the deposit with interest, or give written notice of intent to withhold, within 45 days after the tenancy ends, 14 DCMR 309.1, and may not deduct for ordinary wear and tear, D.C. Code § 42-3502.17(c).
- May ask, in OHR's published view, for verification from a physician or other healthcare provider that the tenant has a disability, and for a connection between the disability and what the animal does. That is agency guidance, not statute.
- May decline where a tenancy would be a direct threat to others' health or safety, or would cause substantial physical damage to others' property, D.C. Code § 2-1402.21(d)(5).
- May be outside the DC Act only in the narrow owner-occupied cases in D.C. Code § 2-1402.24: up to four families where the owner will share a kitchen or bathroom with the tenant, otherwise up to two.

## How to get an ESA letter in Ward 6

1. **Check that you qualify**, Answer a short screening about how your condition affects daily life in Ward 6. No diagnosis paperwork needed up front. (About 5 minutes: free)
2. **Connect with a licensed professional**, You are matched with a provider licensed for District of Columbia clients who reviews your situation in a telehealth evaluation. (Telehealth evaluation)
3. **Complete your evaluation**, The professional considers whether an emotional support animal is clinically appropriate for a condition recognized in the DSM-5. The DSM-5 can inform that assessment, but the housing question is whether you have a qualifying disability and whether the animal is necessary because of it. Honest evaluations: not everyone qualifies. (Most of Our Applicants Qualify)
4. **Receive your signed letter**, Your letter arrives on the professional's letterhead with their license number: supporting documentation for a reasonable accommodation that District of Columbia landlords may lawfully request. (Typically within days of approval)
5. **Send it to your landlord**, Submit the letter with a short reasonable-accommodation request. Where the accommodation is required, ordinary pet-related rules and charges, including pet fees, pet deposits and breed or weight limits, may need to be waived or modified. You remain responsible for any damage the animal actually causes. (Protection under FHA + state law)

## Conditions that can qualify for an ESA

No fixed government list exists. A licensed professional assesses whether an emotional support animal is clinically appropriate for a condition recognized in the DSM-5. The DSM-5 can inform that assessment, but the housing question is whether a qualifying disability is present and whether the animal is necessary because of it. Commonly:

- Generalized anxiety disorder
- Major depressive disorder
- Post-traumatic stress disorder (PTSD)
- Panic disorder
- Social anxiety disorder
- Obsessive-compulsive disorder (OCD)
- Bipolar disorder
- Attention-deficit/hyperactivity disorder (ADHD)
- Phobias with housing impact
- Chronic stress affecting daily function

## Housing help in Ward 6

- [DC Office of the Tenant Advocate](https://ota.dc.gov/) (tenant advocate)
- [DC Office of Human Rights: fair housing resources and FAQ](https://ohr.dc.gov/page/ohrs-fair-housing-resources) (fair housing agency)
- [Legal Aid DC: how to apply for help](https://www.legalaiddc.org/how-to-apply-for-help) (legal aid)
- [Bread for the City: legal clinic](https://breadforthecity.org/legal/) (legal aid)
- [DC Housing Authority: reasonable accommodations](https://www.dchousing.org/wordpress/public-housing/disability-accommodations/) (local housing authority)
- [DC Office of Planning: About Ward 6](https://planning.dc.gov/page/about-ward-6) (government)

## Frequently asked questions

### Can a Ward 6 landlord charge a pet deposit for my ESA right now?

As of September 2026, the written ban starts October 1, 2026, under D.C. Law 25-308 as applied by D.C. Act 26-416 § 7259. Before then, 14 DCMR 308.2 caps everything held as security at one month's rent, charged once, so a pet deposit stacked on a full month would exceed it on the regulation's own terms. OHR also names a pet deposit fee waiver as a reasonable accommodation a tenant may request under D.C. Code § 2-1402.21(d)(3)(B).

### What will a dog cost at the Ward 6 median rent after October 1, 2026?

Under D.C. Law 25-308, up to $374.70 as a pet deposit (15 percent of $2,498) and up to $24.98 a month in pet rent (1 percent per dog). Deposit and a year of pet rent together come to up to $674.46. For a service or assistance animal required as a reasonable accommodation, both are $0.

### Is DC's pet deposit ban for assistance animals permanent?

As of September 2026 we cannot say. D.C. Law 25-308 was passed subject to funding; D.C. Act 26-416 § 7259, an emergency act, applies its landlord provisions from October 1, 2026, and § 9003 limits the act to 90 days. We found no permanent version, so check again after mid-November 2026.

### My Ward 6 lease started in early 2026. Do the new pet caps apply to me?

We cannot tell you. The new text covers leases beginning after October 1, 2025, but it only applies from October 1, 2026, and no text we found says how those dates meet for a lease that began in between. Your ESA accommodation right under § 2-1402.21(d)(3)(B) does not depend on that answer.

### My Ward 6 unit is in DCHA public housing. Do the same deposit rules apply?

Not the 308 cap: 14 DCMR 308.8 says it does not apply to units whose rents are federally subsidized. DCHA has its own rule, 14 DCMR 7001.3, which says assistance animals, including support animals, are not pets and are not subject to DCHA's pet policies. DCHA's pet deposit, in 14 DCMR 7004, is for pets.

### Who decides a Ward 6 deposit dispute, and who decides an ESA refusal?

Different bodies. The Office of Administrative Hearings may adjudicate complaints for non-return of security deposits under D.C. Code § 42-3502.17(b). A refused accommodation is a discrimination complaint for the Office of Human Rights, filed within one year. The Rental Housing Commission hears rent-stabilization appeals, not discrimination complaints.

### Does the new DC pet law tell me what ESA letter to get?

No. D.C. Law 25-308 does not define an assistance animal or say what documentation counts; it applies only once the animal is required as a reasonable accommodation. OHR's guidance asks for verification from a physician or other healthcare provider and a link between the disability and the animal's function, which a treating clinician or a licensed evaluation can provide.

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Get evaluated by a licensed provider: https://my.supportanimal.com/qualify?sa_source=blog&sa_medium=blog&sa_campaign=esa-guides&sa_content=markdown&ref=blog&sa_term=district-of-columbia-emotional-support-animal%2Fward-6