El Paso County · Landlord liability
Fort Carson Landlord Dog Bite Lawyers
A Fort Carson dog bite case can involve a landlord or HOA, not just the owner. Free consultation, no fee unless we recover.
When a Landlord or HOA Can Be 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 just because the attack happened on rental property. If you were bitten in base housing, off-post military rentals, or an apartment complex near Fort Carson, the owner of the dog is usually the first person we look at under that statute.
But a landlord, property manager, or HOA can face a separate negligence claim in some situations. 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 controlled, such as a shared yard, breezeway, or parking area, that separate claim may apply. These cases turn on specific facts about what the landlord knew and when they knew it.
We look closely at lease terms, prior complaints, and how the property was managed before we decide whether a landlord or HOA claim makes sense alongside the claim against the dog's owner. Not every rental bite involves landlord fault. We investigate before we make that call.
Building the Notice and Control Record
A negligence claim against a landlord or HOA depends on proof of what they knew. That can include prior complaints to management about the dog, maintenance requests, emails or texts about the animal, and any record of prior incidents involving the same dog. We also look at where the attack happened. An attack in a shared common area controlled by the landlord or HOA is a different case than one that happened entirely inside a tenant's private unit or yard.
Lease agreements matter too. A lease with a breed restriction or a no-pets clause can show the landlord had a policy and a reason to know about dogs on the property, which can support a notice argument. That said, a breed restriction alone does not prove liability. We treat it as one piece of the record, not the whole case, and we still have to show the landlord actually knew about this specific dog and failed to act.
- Photos of where the attack happened, including the common area or yard
- Copies of the lease, HOA rules, or any pet or breed policy
- Any complaints you made to the landlord or management before the attack
- Names of neighbors who knew about the dog or witnessed the attack
- Records from Evans Army Community Hospital or UCHealth Memorial Hospital Central
Fort Carson Rental and Housing Cases
Fort Carson sits along Nelson Boulevard and near U.S. Highway 85, with a mix of on-post housing and off-post rentals stretching toward Fountain, Security-Widefield, and Colorado Springs. Many service members and families rent rather than own, which means landlord and HOA questions come up more often here than in some other parts of El Paso County. We handle these cases with that housing pattern in mind.
If your case needs to go to court, it would typically be filed in El Paso County Combined Courts. Our office is at 929 W Colorado Ave in Colorado Springs, and we meet with clients from Fort Carson, Fountain, and Security-Widefield to sort out who is responsible before any claim is filed.
What These Claims Can Cover
- Medical treatment for the bite and any follow-up care
- Scarring or disfigurement from the attack
- Lost income while you recovered
- Pain and suffering from the incident
- Future medical needs tied to the injury
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Fort Carson — and read client testimonials.
A passenger suffered traumatic brain, neck, and back injuries in a Colorado Springs intersection collision. After the carrier refused a fair number, a jury awarded $295,000 including interest and costs.
El Paso County jury verdict
Prior results do not guarantee a similar outcome. Every case depends on its facts, coverage, venue, and evidence.
Fort Carson Landlord liability FAQ
Can I sue my landlord if a neighbor's dog bit me?
Possibly, but it depends on what the landlord knew and whether the attack happened in an area they controlled, like a shared common space. The dog's owner is usually still the primary target under Colorado's dog bite statute. We look at both angles before deciding who to pursue.
Does a breed restriction in my lease help my case?
It can be useful evidence that the landlord had a policy and reason to think about dogs on the property, but it does not by itself prove liability. We still need facts showing the landlord knew about this particular dog and failed to act.
Will the landlord's insurance cover my injury?
Not automatically. The dog owner's homeowner or renter policy is usually the first coverage source we look at. A property or landlord policy may come into play depending on the facts, but not every landlord policy covers a dog bite claim.
What if the attack happened in an apartment common area?
Common areas controlled by the landlord or HOA, such as shared yards or walkways, are where a separate negligence claim against the property owner is more likely to apply. We look at who maintained and controlled that space at the time of the attack.
I live in off-post housing near Fort Carson. Does that change anything?
Off-post rentals near Fountain, Security-Widefield, and Colorado Springs follow the same Colorado landlord liability rules as any other rental property. We evaluate the lease, prior complaints, and who controlled the area where the bite happened, just as we would for any rental case in El Paso County.
Discuss a Fort Carson dog bite
Free consultation. No attorney fee unless we recover for you.