Jefferson County · Landlord liability
Golden Landlord Dog Bite Lawyers
Golden dog bite in an apartment or rental? Free consultation, and 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 they own. If a Golden case involves a landlord or property manager, that claim has to rest on a different legal theory.
That theory is usually negligence. A landlord, property manager, or HOA can be liable if the facts show they knew a dog on the property was dangerous and did nothing about it, or if the attack happened in a common area they controlled, like a shared yard, hallway, or parking area at a Golden apartment complex or HOA community. Knowledge and control are the two things we look at first.
These cases take real investigation. We look at maintenance requests, prior complaint records, lease files, and HOA correspondence to see whether the property owner had a chance to act before the bite happened. Not every rental dog bite in Golden will support a landlord claim, but when the evidence is there, it can open up a second source of recovery.
Coverage and Notice Questions We Look At
The dog owner's homeowner or renter insurance policy is typically the first place we look for coverage. Whether a separate property or HOA policy also applies is a distinct question that depends on the specific policy and the specific facts. We do not assume every landlord policy in Golden will respond to a dog bite claim, and we check the actual language before making promises.
Lease terms matter too. If a lease had a breed restriction or a pet policy and the landlord knew a tenant had a dog that violated it, that can be evidence of notice. On its own, though, a breed restriction clause does not prove a landlord is liable. It's one piece of a larger picture that includes complaints, prior incidents, and what the landlord actually knew.
- 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 where the attack happened, especially if it was a common area
- Contact information for the dog owner and the property manager or HOA
- Records of medical treatment received for the bite
Handling Golden Rental Dog Bite Claims
We take on landlord liability cases from Golden neighborhoods and corridors including Washington Avenue, West Colfax Avenue, and areas near Colorado Highway 93, as well as nearby Lakewood and Arvada rental communities. Bites in shared spaces at apartment complexes or HOA properties near these areas often raise the common-area control question that separates a simple owner claim from a landlord claim.
If a Golden case ends up in litigation, it would typically be filed in Jefferson County Courts. If you were treated at CommonSpirit St. Anthony Hospital in Lakewood after a bite, those records can help establish the injury while we work separately on figuring out who else may bear responsibility.
What These Claims Can Address
- Medical bills tied to the bite and any follow-up care
- Scarring or disfigurement from the attack
- Lost income if the injury kept you from work
- Pain and suffering from the incident and recovery
- Future medical needs if treatment is ongoing
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Golden — 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.
Golden Landlord liability FAQ
Can I sue my landlord directly for a dog bite in Golden?
It depends on the facts. Colorado's dog bite statute targets the dog owner, not the landlord, so a landlord claim has to be built on negligence, meaning the landlord knew about a dangerous dog or controlled the area where the bite happened and failed to act.
Does it matter if the attack happened in a common area versus inside a unit?
Yes. Common areas like shared yards, hallways, or parking lots are typically under the landlord's or HOA's control, which strengthens the case for a negligence claim against them rather than just the dog owner.
If my lease had a no-pit-bull clause, does that mean the landlord is automatically liable?
No. A breed restriction can show the landlord had rules and possibly notice, but it does not by itself prove liability. We still need evidence the landlord knew about the specific dog and failed to respond.
Whose insurance pays first in a landlord liability case?
The dog owner's homeowner or renter policy is usually the first coverage source we look at. Whether a landlord's or HOA's property policy also applies is a separate question that depends on the specific policy.
What if the property manager ignored my complaints about the dog before the bite?
Prior complaints can be important evidence of notice, which is central to a negligence claim against a landlord or HOA. We would want copies of any complaints, emails, or maintenance requests you submitted before the attack.
Discuss a Golden dog bite
Free consultation. No attorney fee unless we recover for you.