El Paso County · Landlord liability
Old Colorado City Landlord Dog Bite Lawyers
Bitten by a dog on rental property in Old Colorado City? 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, targets the dog's owner. It does not make a landlord automatically liable just because the attack happened on rented property. If your case involves a landlord, property manager, or HOA, that claim generally has to be built separately, on negligence principles.
A landlord or HOA can face liability when the facts show they knew about a dangerous dog on the property and did nothing, or when the attack happened in a common area they controlled, such as a shared entryway, courtyard, parking lot, or walkway in an apartment complex or HOA-governed property near Colorado Avenue or 21st Street. Knowledge and control are the two things we look at first.
We also look at the lease. A lease with breed restrictions can be evidence that the landlord had reason to think about dangerous dogs on the property, but a breed rule by itself does not prove liability. It is one piece of a larger picture that includes prior complaints, prior incidents, and what the landlord did or failed to do after learning about the dog.
Building the Case Against Multiple Parties
In a landlord liability case, insurance can involve more than one policy. The dog owner's homeowner or renter policy is usually the first source we check. Whether a separate property or landlord policy also applies is a second question that depends on the specific policy language and the facts of how the attack happened. Not every landlord policy covers a dog bite, so we do not assume coverage exists without reviewing it.
Evidence in these cases often includes lease agreements, prior complaint records, maintenance or management communications, and any documentation showing what the landlord or HOA knew about the dog before the attack. If the injury happened in a shared space, we also want details about who controlled and maintained that area. Medical records from treatment, including care at UCHealth Memorial Hospital Central, help connect the injury to the incident and support the damages part of the claim.
- Photos of where the attack happened, especially if it was a common area
- A copy of the lease, including any pet or breed provisions
- Any prior complaints you or neighbors made about the dog
- Contact information for the landlord, property manager, or HOA
- Medical records from any treatment you received
Handling Rental and HOA Dog Bite Claims in Old Colorado City
Old Colorado City has a mix of rental housing, apartment complexes, and HOA-governed properties near Colorado Avenue, U.S. Highway 24, and toward Manitou Springs. When a dog bite happens in a shared space like a stairwell, parking area, or courtyard on one of these properties, figuring out who is responsible takes more than looking at the dog owner alone.
We are based nearby at 929 W Colorado Ave in Colorado Springs and handle these claims in El Paso County Combined Courts. If your case involves a landlord, management company, or HOA along 25th Street, 21st Street, or elsewhere in the area, we will look at the lease, the property's history, and who controlled the space where the attack occurred.
What You Can Pursue
- Medical bills related to the bite and any follow-up care
- Scarring or disfigurement
- Lost income if the injury kept you from work
- Pain and suffering
- 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 Old Colorado City — 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.
Old Colorado City Landlord liability FAQ
Can I sue my landlord if my neighbor's dog bit me?
You may have a claim against the landlord if they knew about the dangerous dog and failed to act, or if the attack happened in a common area they were responsible for maintaining. The dog owner is still typically the main defendant under Colorado's dog bite statute. We look at the facts to see whether a separate negligence claim against the landlord is supported.
Does a no-pets or breed-restriction lease clause help my case?
It can be useful evidence that the landlord had reason to be aware of dog-related risks on the property, but it does not by itself prove liability. We look at that clause alongside other facts like prior complaints and what the landlord actually knew and did.
Whose insurance pays if a landlord is involved?
The dog owner's homeowner or renter policy is usually the first place we look for coverage. Whether a landlord or HOA property policy also applies depends on the specific policy and the circumstances, so we review the actual coverage before assuming it applies.
What if the bite happened in a shared area like a parking lot or hallway?
Common areas controlled by a landlord or HOA raise different questions than a bite that happens inside a private unit or yard. We look at who was responsible for maintaining and securing that space and whether they had notice of a dangerous dog using it.
Do you handle these cases outside Old Colorado City?
Yes. We take landlord liability dog bite cases throughout the surrounding area and handle claims filed in El Paso County Combined Courts. Our office is nearby on West Colorado Avenue in Colorado Springs.
Discuss a Old Colorado City dog bite
Free consultation. No attorney fee unless we recover for you.