{"id":353483,"date":"2017-08-23T22:08:24","date_gmt":"2017-08-24T03:08:24","guid":{"rendered":"https:\/\/content.findlaw-admin.com\/ability-law\/injury\/torts-and-personal-injuries\/landlord-liability-for-dog-bites.html"},"modified":"2023-06-28T16:39:12","modified_gmt":"2023-06-28T21:39:12","slug":"landlord-liability-for-dog-bites","status":"publish","type":"page","link":"https:\/\/www.findlaw.com\/injury\/torts-and-personal-injuries\/landlord-liability-for-dog-bites.html","title":{"rendered":"Landlord Liability for Dog Bites"},"content":{"rendered":"\n
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Landlord Liability for Dog Bites<\/h1>\n\n
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\n By Amber Sheppard, Esq.<\/a> | Legally reviewed by Joseph Fawbush, Esq.<\/a>\n | Last reviewed\n
\n \n <\/i>\n Legally Reviewed\n <\/summary>\n\n
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This article has been written and reviewed for legal accuracy, clarity, and style by FindLaw\u2019s team of legal writers and attorneys<\/a> and in accordance with our editorial standards<\/a>.<\/em><\/p>\n\n <\/div>\n <\/details>\n\n

\n \n <\/i>\n Fact-Checked\n <\/summary>\n\n
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The last updated date refers to the last time this article was reviewed by FindLaw or one of our contributing authors<\/a>. We make every effort to keep our articles updated. For information regarding a specific legal issue affecting you, please contact an attorney in your area<\/a>.<\/em><\/p>\n\n <\/div>\n <\/details>\n<\/section>\n\n\n

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Often, the owner of a dog that bites someone is legally responsible for the injuries under tort law. Yet in certain cases, a landlord or property owner is also responsible for injuries caused by a tenant’s dog.<\/p>\n\n <\/div>\n\n\n\n

Dogs love unconditionally and look cute while doing it. It makes sense that\u00a045% of homes have dogs<\/a> to greet them at the door. Sometimes man’s best friend turns into someone else’s nightmare. Every year, thousands are injured due to dog bites.\u00a0One out of five<\/a>\u00a0people must tend to their medical injuries after a bite.<\/p>\n

Read on to learn more about tort law<\/a> and landlord liability for dog bites. If you suffered a dog bite injury, you can also ask a personal injury lawyer<\/a> about your legal options.<\/p>\n

If a Tenant’s Dog Bites Someone, Is the Landlord Responsible?<\/h2>\n

Yes, courts have sometimes found landlords liable for injuries when a tenant’s dog bites. Property owners’ liability depends on state law.<\/p>\n

When a dog attack happens, the law holds various people liable, or responsible<\/a>, for the injury. In some states, the owner of the dangerous dog may be solely responsible. In others, the rental property owner can also be liable.<\/p>\n

Dog Bite Lawsuits and Liability<\/h2>\n

Each state\u00a0has its own laws<\/a> for liability in dog bite cases. So, a case can depend on where the dog attack happened.<\/p>\n

Some states, like\u00a0California,<\/a> hold the owner of a dog strictly liable.\u00a0This means the dog owner is responsible for the injury. It does not matter if it was the first time your dog bit someone or what the other person was doing at the time.<\/p>\n

Other states consider other factors before finding liability.\u00a0Florida<\/a>\u00a0will reduce damages under\u00a0comparative fault<\/a>\u00a0if the victim was trespassing. Other states will find liability if the dog owner had prior or actual knowledge of the dog’s dangerous propensities. Dangerous propensities include the dog snapping,\u00a0dog fighting<\/a>, lunging, and growling at others.<\/p>\n

If you are a dog owner and renter, you have a duty of care as a tenant and dog owner to others. You may be responsible for your dog’s property damage, too. Property damage includes your dog destroying landlord property, such as a door. It also includes damage to another animal. Most states classify dogs as property, so the victim can recover the cost of their animal (“the property”) as well.<\/p>\n

Civil sanctions are more likely if your dog showed\u00a0viciousness or dangerous behavior<\/a>. Insurance is essential if your dog has vicious propensities. As a dog-owning tenant, renter’s insurance can protect you financially against dog bite liability. Purchasing an insurance company policy gives you protection in two ways. First, an attorney represents your interests when a claim is filed. Second, the policy will pay for any fees or judgments issued against you.<\/p>\n

Note that some renter’s insurance policies will not cover breeds with a reputation for being aggressive or protective. Examples include Pit Bulls, German Shepherds, and Rottweilers. If your dog is not covered under your renter’s policy, you can purchase animal liability insurance.<\/p>\n

Landlord Responsibility for Dog Bites<\/h2>\n

If you are a landlord, you must decide whether to allow dogs in your rentals. As a property owner, you have a duty of care to your tenants and the public on your property under\u00a0premises liability law<\/a>. This is especially true regarding any common areas on your property.<\/p>\n

Allowing dogs, even if harmless, can increase the risk of property damage or dog bite injuries. Ensure you are aware of your\u00a0responsibility to individuals with assistance animals<\/a>,\u00a0even if you have a no-pet policy. A dog-bite victim may include the landlord as a defendant in a personal injury lawsuit. The law doesn’t automatically hold landlords liable for dog bites. Dog bite laws can be very different from one state to the next. But that does not mean a landlord is never liable.<\/p>\n

A landlord’s personal responsibility<\/a>\u00a0depends on the facts of the particular case. For example, as a landlord, you are more likely responsible if you:<\/p>\n