Fremont County · Landlord liability
Florence Landlord Dog Bite Lawyers
Bitten by a dog at a Florence rental or HOA property? 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 accountable. It does not make a landlord strictly liable simply because the attack happened on rental property. If you were bitten at an apartment complex, rental home, or HOA common area in Florence, the owner of the dog usually remains the primary target under that statute.
That does not mean the landlord, property manager, or HOA is off the hook. A separate negligence claim can arise if the property owner or manager knew about a dangerous dog on the premises and did nothing, or if the attack happened in a common area they were responsible for maintaining and controlling, such as a shared yard, hallway, or parking area near Main Street or East 3rd Street.
These are two different legal paths that can run side by side. We look at lease terms, prior complaints, maintenance records, and who actually controlled the space where the bite occurred to figure out whether a negligence claim against the property owner belongs in your case alongside a claim against the dog's owner.
Building the Case Against a Property Owner
Proving a landlord or HOA knew about a dangerous dog takes more than a hunch. We look for prior complaints to management, maintenance requests, emails or texts between tenants and the landlord, notices posted in common areas, and any record of past incidents involving the same dog. Witness statements from neighbors in the complex or subdivision can also show whether management was on notice before your bite occurred.
Insurance coverage in these cases can get complicated fast. The dog owner's homeowner or renter policy is typically the first place we look for coverage, but a property or HOA liability policy may come into play depending on where the attack happened and who was responsible for that area. We don't assume every landlord policy covers dog bites; we review the actual policy language and the facts of where and how the attack occurred before making that call.
- Photos of where the attack happened, including the common area or unit
- Any lease provisions about pets or breed restrictions
- Copies of complaints made to the landlord or HOA about the dog before the bite
- Names of neighbors or witnesses who may have seen prior incidents
- Medical records from treatment, including any visit to CommonSpirit St. Thomas More Hospital in Cañon City
Handling Landlord Cases Out of Fremont County
Florence sits close enough to Cañon City and Penrose that many rental complexes and HOA communities draw residents from across the area along Colorado Highway 115. When a dog bite happens in a shared stairwell, courtyard, or fenced common area, we look closely at who was responsible for maintaining that space and whether they had been warned about the dog before the attack.
Cases involving a landlord or HOA as a defendant, alongside the dog owner, are typically filed in Fremont County Combined Courts in Cañon City. We handle the coordination between multiple insurance carriers and defendants so you're not left trying to sort out who pays for what while you're still recovering.
What You May Be Able to Recover
- Medical bills and follow-up treatment costs
- Lost wages if the injury kept you from working
- Pain and suffering from the attack and recovery
- Scarring or disfigurement
- Future medical care if reconstructive treatment is needed
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Florence — 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.
Florence Landlord liability FAQ
Can I sue my landlord if a tenant's dog bit me at my Florence apartment?
You may have a negligence claim against the landlord if they knew about the dangerous dog and failed to act, or if the bite happened in a common area they controlled. This is a separate claim from the one against the dog owner under Colorado's dog bite statute. We review the specific facts of your situation to determine whether both claims apply.
Does a breed restriction in the lease automatically make the landlord liable?
No. A breed restriction can be evidence that the landlord had rules about dogs and may show notice if the restricted breed was on the property anyway, but it does not by itself prove liability. We look at the full picture, including whether the landlord enforced or ignored that rule.
Will the landlord's insurance cover my injury?
It depends. The dog owner's homeowner or renter policy is usually the first source of coverage, and a property or HOA policy may be a separate question depending on where and how the attack happened. We don't assume coverage exists without reviewing the actual policies involved.
What if the attack happened in a common area like a parking lot or shared yard?
Common areas controlled by a landlord or HOA can support a negligence claim if the property owner failed to address a known dangerous dog issue. We gather evidence about who was responsible for that space and whether there were prior complaints or warnings.
Where would a landlord liability case be filed if it happened in Florence?
Cases involving a Florence property owner or HOA are typically filed in Fremont County Combined Courts in Cañon City. We handle the filing and coordination with any additional defendants beyond the dog's owner.
Discuss a Florence dog bite
Free consultation. No attorney fee unless we recover for you.