El Paso County · Landlord liability
Fountain Landlord Dog Bite Lawyers
Fountain dog bite in a rental or common area? 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 written to hold the dog's owner accountable. It does not make a landlord strictly liable just because the attack happened on rental property they own.
That said, a landlord, property manager, or homeowners association can face a separate negligence claim in the right circumstances. If the facts show they knew about a dangerous dog on the property and did nothing, or if the attack happened in a common area they controlled, like a shared yard, breezeway, or parking area, we look at whether they had a duty to act and failed to meet it.
These are fact-driven claims. We do not assume liability against a landlord simply because a tenant's dog bit someone. We look at what the landlord actually knew, what control they had over the property, and whether their conduct fell short.
Building the Case Against Multiple Parties
The dog owner's homeowner or renter insurance policy is usually the first place we look for coverage. A landlord's or HOA's property policy may raise a second question, but we do not assume that policy automatically covers a dog bite claim. Coverage depends on the specific policy language and the facts of the incident.
If the lease had a breed restriction or a no-pets clause, that can be useful evidence of notice, showing the landlord had reason to know about the dog on the property. But a breed restriction alone does not prove liability. We still need evidence of what the landlord knew about this specific dog and whether they had a chance to act before the attack.
- Photos of the location, including any common area, gate, or fence involved
- A copy of the lease, including any pet or breed clauses
- Any prior complaints you or others made to the landlord or HOA about the dog
- Names and contact information for witnesses, including other tenants
- Medical records from any treatment you received for the bite
Handling Fountain Rental and HOA Dog Bite Claims
Fountain has a mix of single-family rentals, apartment complexes, and HOA-governed neighborhoods near Mesa Ridge Parkway, Fountain Mesa Road, and the corridor along U.S. Highway 85. Attacks in these settings often happen in shared spaces, a common yard, a walkway, or near a mailbox area, where more than one party may share responsibility. We look closely at who controlled that space and what they knew.
If a case needs to go to court, it would typically be filed in El Paso County Combined Courts. If you were treated at UCHealth Memorial Hospital Central in Colorado Springs or another facility, those records help establish the injury. Our office is at 929 W Colorado Ave in Colorado Springs, convenient for clients throughout Fountain and the Security-Widefield area.
What These Claims Can Address
- Medical treatment for the bite and any related injuries
- Scarring or disfigurement from the attack
- Lost income if the injury kept you from work
- Pain and suffering connected to the incident
- Future medical care if ongoing treatment is needed
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Fountain — 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.
Fountain Landlord liability FAQ
Can I sue my landlord if a neighbor's dog bit me in Fountain?
It depends on what your landlord knew and what control they had over the area where the attack happened. If they were aware of a dangerous dog and failed to act, or if the attack happened in a common area they managed, you may have a separate negligence claim against them in addition to any claim against the dog 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 or manager. A landlord would need to be held liable through a separate negligence theory based on their own knowledge and conduct.
Does a breed restriction in my lease help my case?
It can be useful evidence that the landlord had rules in place and reason to know about dogs on the property, which can support a notice argument. On its own, though, a breed restriction does not prove the landlord is liable for an attack.
Will the landlord's insurance cover my injury?
Not automatically. The dog owner's homeowner or renter policy is usually the first source of coverage, and whether a landlord's or HOA's property policy applies is a separate question that depends on the specific policy and facts.
What if the attack happened in a shared yard or parking area?
Attacks in common areas raise the question of who controlled that space and whether they had notice of a dangerous dog. We look at maintenance records, prior complaints, and lease terms to evaluate whether the landlord or HOA bears responsibility alongside the dog owner.
Discuss a Fountain dog bite
Free consultation. No attorney fee unless we recover for you.