Arapahoe County · Landlord liability
Englewood Landlord Dog Bite Lawyers
Bitten by a dog at an Englewood rental or HOA property? Free consultation. No attorney fee unless we recover for you.
When a Landlord or HOA Can Be Held Responsible
Colorado's dog bite statute, C.R.S. § 13‑21‑124, is aimed at the dog's owner. Simply owning or renting out the property where a bite happened does not make a landlord strictly liable under that law.
That does not end the inquiry. A landlord, property manager, or homeowners association can face a separate negligence claim if the facts show they knew about a dangerous dog on the property and failed to do anything about it, or if the attack happened in a common area they controlled, like a shared yard, hallway, or parking lot in an Englewood apartment complex or HOA community.
These cases require looking past the dog owner to everyone who had a role in managing the property. We evaluate whether the landlord or association had notice of a problem dog and whether they had the ability to act on it before the attack.
Insurance and Lease Records We Look At
The dog owner's homeowner or renter insurance policy is usually the first place to look for coverage. Whether a separate landlord or HOA property policy also applies is a second question that depends on the specific policy language and the facts of the incident. We do not assume every landlord policy covers a dog bite claim, and we review the actual documents before making that call.
Lease agreements and HOA rules sometimes include breed restrictions or pet policies. If a lease had a rule against the dog involved, that can be evidence the landlord had notice of the type of dog on the property. A breed restriction alone does not prove liability, but combined with other facts about what the landlord knew and when, it can support a negligence claim.
- Copy of the lease or HOA rules, including any pet or breed provisions
- Any prior complaints made to the landlord or HOA about the dog
- Photos of the common area where the attack occurred
- Names of witnesses, neighbors, or other tenants who saw the incident
- Contact information for the property manager or HOA board
Handling Englewood Landlord Cases
We handle landlord liability dog bite cases for people injured in Englewood neighborhoods including South Broadway, Hampden Avenue, Santa Fe Drive, Littleton, and Sheridan. Many of these areas have a mix of rental complexes, HOA communities, and multi-unit properties where a dog bite can involve more than just the owner. If you were treated at HCA HealthONE Swedish after a bite, we can help connect those medical records to the property and insurance questions in your case.
When litigation is necessary, Arapahoe County cases are filed at the Arapahoe County Justice Center. Our office is based in Denver, and we work with clients throughout the Englewood area to investigate both the dog owner's liability and any separate claim against a landlord or HOA.
What These Claims Can Cover
- Medical treatment for bite wounds and 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 Englewood — and read client testimonials.
After I was hit by a drunk driver with no insurance, my own insurer refused UM benefits. McCormick & Murphy sued for uninsured motorist benefits and bad faith. A jury awarded me over $900,000.
C. O., Denver · UM / bad-faith verdict
Prior results do not guarantee a similar outcome. Every case depends on its facts, coverage, venue, and evidence.
Englewood Landlord liability FAQ
Can I sue my landlord if a tenant's dog bit me?
You may have a claim if the landlord knew about a dangerous dog on the property and failed to act, or if the attack happened in a common area the landlord controlled. Simply being the landlord is not enough on its own. We look at what the landlord knew and what they did with that information.
Does the dog owner's insurance cover the claim, or does the landlord's?
The dog owner's homeowner or renter policy is usually the first source of coverage. Whether a landlord or HOA property policy also applies depends on the specific facts and policy language, so we review both when they exist.
Does a breed restriction in the lease help my case?
It can be useful evidence that the landlord had notice of the type of dog on the property, but a restriction alone does not prove liability. It works alongside other facts, like complaints or prior incidents, to build a negligence claim.
What if the attack happened in a shared yard or hallway?
Attacks in common areas controlled by the landlord or HOA can support a separate negligence claim against the property, in addition to any claim against the dog's owner. We look at who was responsible for maintaining and securing that space.
What does the free consultation involve?
We review what happened, identify the dog owner and any property parties who may share responsibility, and explain your options. There is no attorney fee unless we recover for you.
Discuss a Englewood dog bite
Free consultation. No attorney fee unless we recover for you.