Fremont County · Landlord liability
Cañon City Landlord Dog Bite Lawyers
Bitten by a rental or HOA dog in Cañon City? Free consultation. No attorney fee unless we recover for you.
When a Landlord Can Be Held Responsible
Colorado's dog bite statute, C.R.S. § 13‑21‑124, is written to hold the dog's owner responsible. It does not make a landlord automatically liable simply because the attack happened on rental property. If we are going to bring in a property owner, property manager, or HOA, we need a separate legal theory.
That theory is negligence. It applies when the landlord or HOA knew about a dangerous dog on the property and did nothing, or when the attack happened in a common area they controlled, like a shared yard, breezeway, or parking lot in a Cañon City apartment complex or HOA community. Knowledge and control are the two things we look at closely.
We also look at the lease itself. Many rental agreements in and around Cañon City include breed or pet restrictions. If a landlord knew a tenant was keeping a dog in violation of the lease and failed to enforce it, that can support a negligence claim. A breed clause alone does not win the case, but it can help show what the landlord knew and when.
Building the Case Against a Property Owner
We start by identifying who owned, managed, or controlled the property where the bite happened, whether that is a single landlord, a property management company, or an HOA board. We request the lease, any prior complaint records, maintenance logs, and communications between the tenant and management about the dog before the attack. Prior complaints about the same dog are especially important.
We also sort out insurance early. The dog owner's homeowner or renter policy is usually the first place we look for coverage. A landlord's property or liability policy is a separate question, and coverage is not guaranteed just because someone was hurt on the property. We review both policies, along with any HOA insurance, before deciding who to pursue and how.
- Photos of where the attack happened, including any common area or fenced yard
- A copy of the lease or HOA rules, especially any pet or breed provisions
- Any prior written complaints to the landlord or HOA about the dog
- Medical records from CommonSpirit St. Thomas More Hospital or any provider who treated you
- Contact information for neighbors or other tenants who witnessed the dog's behavior before the bite
Handling Rental and HOA Cases Near Cañon City
We handle these cases throughout Fremont County, including rental properties and HOA communities near U.S. Highway 50, Royal Gorge Boulevard, 9th Street, Lincoln Park, and out toward Florence. Apartment complexes and shared-yard rentals along these corridors are common settings for the kind of common-area or notice questions that come up in landlord liability claims.
When a case needs to be filed, it goes through Fremont County Combined Courts. Our office is at 301 N. Main Street in Pueblo, and we meet with Cañon City clients by phone, video, or in person to go over the lease, the property history, and what the landlord or HOA knew before the attack.
What These Cases Can Cover
- Medical treatment for the bite and any related injuries
- Scarring or disfigurement
- Lost wages from time away from work
- Pain and suffering
- Future medical care if additional treatment is needed
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Cañon City — and read client testimonials.
A pickup hit me from behind on Hwy 50 east of Pueblo. The insurer offered $2,600. McCormick & Murphy helped with treatment, filed suit, and the case settled at mediation for $165,000.
C. O., Pueblo · Highway 50 crash
Prior results do not guarantee a similar outcome. Every case depends on its facts, coverage, venue, and evidence.
Cañon City Landlord liability FAQ
Can I sue my landlord if my neighbor's dog bit me in our apartment complex?
It depends on what the landlord knew and where the attack happened. If the landlord knew about a dangerous dog and did nothing, or the bite happened in a common area they controlled, there may be a negligence claim against them in addition to any claim against the dog's owner.
Does the dog bite statute apply to my landlord?
No. C.R.S. § 13‑21‑124 is directed at the dog's owner, not the property owner. A landlord's liability, if any, comes through a separate negligence claim based on knowledge or control of the property.
Does a no-pit-bull clause in my lease mean the landlord is automatically liable?
No. A breed restriction can be useful evidence that the landlord had rules in place and may have known about a violation, but it does not by itself prove liability. We still have to show what the landlord actually knew and how they responded.
Will the landlord's insurance pay for my injuries?
Not necessarily. The dog owner's homeowner or renter policy is usually the first source of coverage. A landlord's property policy is a separate question, and we review it to see whether it applies before assuming it will cover the claim.
What if the bite happened in a shared yard at an HOA property near Cañon City?
Common areas controlled by an HOA raise the same questions we ask about landlords: did the HOA know about the dog, and did they have some control over the space where the attack happened. We look at HOA records and any prior complaints to evaluate that.
Discuss a Cañon City dog bite
Free consultation. No attorney fee unless we recover for you.