El Paso County · Landlord Liability
Manitou Springs Landlord Dog Bite Lawyers
Manitou Springs landlord dog bite lawyers for people hurt by a dog in Manitou Springs. Free consultation. No fee unless we recover for you.
Landlord Liability For A Manitou Springs Rental Dog Bite
McCormick & Murphy are Manitou Springs landlord dog bite lawyers for people hurt by a dog in a rental, apartment, or HOA property. We file in El Paso County Combined Courts.
Colorado's dog bite statute, C.R.S. § 13‑21‑124, targets the dog owner. It does not make a landlord automatically liable just because the attack happened on rental property. Anyone looking at a bite case near Manitou Avenue or Ruxton Avenue involving a rental unit or a tourist cottage needs to understand that the owner of the dog remains the primary target under that statute.
That said, a landlord, property manager, or homeowners association can face a separate negligence claim. This happens when the facts show the landlord knew about a dangerous dog on the property and did nothing, or when the attack occurred in a common area the landlord or HOA controlled, like a shared walkway, parking area, or courtyard in one of the older converted properties around Old Colorado City or the Manitou Avenue corridor.
These are two different legal theories running side by side. We evaluate the dog owner's conduct under the statute and, separately, we look at what the property manager or HOA knew and what they controlled. Both threads matter when we build the case.
Proving Notice: Complaints, Lease Terms, And Common-Area Records
We look for prior complaints to a landlord or HOA about the dog, maintenance or repair records for gates and fencing in common areas, lease terms addressing pets, and any written notice the property manager received before the attack. Lease documents that include breed rules can show the landlord had reason to think about dog-related risk, though a breed restriction alone does not prove liability. We also gather photos of the location, whether it is a shared entry off U.S. Highway 24 frontage or a courtyard shared by short-term rental units.
Insurance is a separate question from liability. The dog owner's homeowner or renter policy is usually the first place we look for coverage. Whether a separate property or HOA policy applies is a second, distinct question, and not every landlord policy responds to a dog bite claim. We sort out which policies are actually in play before making assumptions about what will pay a claim.
- Get copies of the lease and any pet or breed addendum
- Ask the property manager or HOA in writing about prior complaints regarding the dog
- Photograph the common area where the attack happened, including gates or fencing
- Keep records from UCHealth Memorial Hospital Central or any other treatment provider
- Save texts or emails between tenants and management about the dog before the bite
Rentals And HOA Properties Along Manitou Avenue And Ruxton Avenue
Manitou Springs has a mix of long-term rentals, HOA-managed condo buildings, and short-term vacation properties clustered along Manitou Avenue and Ruxton Avenue. That mix means ownership and management structures vary a lot from one property to the next, which is exactly why we dig into who controlled the space where the bite occurred before naming a defendant.
A landlord liability claim connected to Manitou Springs would typically proceed in El Paso County Combined Courts. Our office is nearby at 929 W Colorado Ave in Colorado Springs, convenient to clients in Manitou Springs, Old Colorado City, and along the U.S. Highway 24 corridor.
Investigating Manitou Springs Landlord Dog Bite Claims & Client Office Access
McCormick & Murphy are Manitou Springs landlord dog bite lawyers for people hurt by a dog in a rental, apartment, or HOA property. S. Highway 24 corridor.
- Two Separate Legal Theories: Colorado's dog bite statute targets the dog owner, not the landlord. A landlord, property manager, or HOA can face a separate negligence claim when facts show they knew about a dangerous dog and did nothing, or when the attack occurred in a common area they controlled, like a shared walkway, parking area, or courtyard.
- Proving Notice and Control: We look for prior complaints to a landlord or HOA about the dog, maintenance or repair records for gates and fencing in common areas, lease terms addressing pets, and any written notice the property manager received before the attack. Ownership and management structures vary along Manitou Avenue and Ruxton Avenue, so we dig into who controlled the space where the bite occurred before naming a defendant.
- Office Access: Clients meet with our team at 929 W Colorado Ave, Colorado Springs, CO 80905 ↗ — with home or hospital consultations available if severe injuries prevent travel.
Medical Costs, Lost Income, And Other Losses After A Bite
- Medical treatment for bite injuries
- Scarring or disfigurement
- Lost income during recovery
- Pain and suffering
- Future medical care related to the attack
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Manitou Springs — 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.
What Manitou Springs Clients Ask After A Landlord Dog Bite Claim
Do I need Manitou Springs landlord dog bite lawyers after an injury?
Call Manitou Springs landlord dog bite lawyers when you were hurt, fault is disputed, or an insurer delays, denies, or offers less than the medical bills. The nearest office is at 929 W Colorado Ave, Colorado Springs, CO 80905.
Can I sue my landlord if my neighbor's dog bit me in Manitou Springs?
It depends on what the landlord knew and what area they controlled. If the attack happened in a common space the landlord managed, or if the landlord had notice of a dangerous dog and failed to act, a negligence claim may be possible against them separate from any claim against the dog owner.
Does the dog bite statute apply to landlords?
No. C.R.S. § 13‑21‑124 is directed at the dog owner, not the property owner or manager. A landlord's potential liability comes from ordinary negligence principles, not from that statute.
Does a no-pit-bull clause in the lease mean the landlord is liable?
Not by itself. A breed restriction can be evidence that the landlord was thinking about dog-related risk, but it does not automatically establish liability. We look at the full picture, including whether the landlord had notice of this specific dog.
Will the landlord's insurance pay for my injury?
Maybe, but not automatically. The dog owner's homeowner or renter policy is usually the first source of coverage, and a separate property or HOA policy is a second question that depends on the specific policy language.
What if the attack happened in a shared courtyard or parking area?
Common areas controlled by a landlord or HOA can support a separate negligence claim if there was a known hazard or a known dangerous dog. We gather maintenance records, prior complaints, and photos of the area to evaluate this.
Nearest McCormick & Murphy office
Colorado Springs — Downtown
Discuss Your Manitou Springs Landlord Dog Bite Case
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