Jefferson and Adams counties · Landlord liability
Arvada Landlord Dog Bite Lawyers
Bitten by a dog at an Arvada rental? Free consultation. No attorney fee unless we recover for you.
Who Is Responsible When a Rental Dog Bites
Colorado's dog bite statute, C.R.S. § 13‑21‑124, is written to hold the dog's owner accountable. Renting out a property does not by itself make a landlord strictly liable under that law. If your case is only against a landlord, that claim has to rest on ordinary negligence principles, not the dog bite statute.
A landlord, property manager, or HOA can still face a separate negligence claim in the right circumstances. If the facts show the landlord knew about a dangerous dog on the property and did nothing, or if the attack happened in a common area the landlord or HOA controlled, that opens the door to a claim against them alongside or instead of the dog's owner.
We look closely at the lease, any complaints on file, and who had authority over the space where the bite happened. In an Arvada apartment complex, a shared hallway, courtyard, or parking area often raises different questions than a bite that happened inside a private unit.
Building the Case Against Multiple Defendants
The dog owner's homeowner or renter insurance policy is usually the first place we look for coverage. Whether a landlord's property insurance also applies is a separate question that depends on the policy and the facts, and we do not assume it will. Sorting out which policies are in play early helps us know who we are dealing with.
Lease terms matter too. If a lease includes a breed restriction or a no-pets clause and the landlord knew the rule was being ignored, that can support an argument about notice. A breed restriction alone does not prove a landlord is liable, but combined with complaints, prior incidents, or management records, it can become part of a broader negligence case.
- Copy of the lease, including any pet or breed clauses
- Any written complaints made to the landlord or HOA about the dog
- Photos of the location where the bite occurred, including common areas
- Names of neighbors or witnesses who saw the dog before or during the attack
- Records or messages showing landlord or management awareness of the dog
Handling Landlord Liability Claims Near Arvada
We take these cases from renters and visitors bitten in apartment complexes and HOA communities around Olde Town, Wheat Ridge, Wadsworth Boulevard, and Ralston Road. Many of these properties involve shared walkways, courtyards, or dog-walking areas where a landlord or HOA's control over the space becomes part of the story.
Cases connected to an Arvada rental property typically fall under Jefferson County Courts in Golden, though some properties near the county line touch Adams County as well. If injuries required treatment at a facility like Intermountain Health Lutheran Hospital in Wheat Ridge, those records help document what happened and when.
What These Claims Can Cover
- Medical treatment for bite wounds and related injuries
- Scarring or disfigurement from the attack
- Lost income from time away from work
- Pain and suffering
- Future medical care if additional treatment is needed
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Arvada — 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.
Arvada Landlord liability FAQ
Can I sue my landlord if my neighbor's dog bit me in Arvada?
It depends on what the landlord knew and what control they had over the area where the bite 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.
Does Colorado's dog bite law make my landlord automatically liable?
No. C.R.S. § 13‑21‑124 is directed at the dog's owner, not the landlord. A claim against a landlord has to be built on negligence, meaning we show they knew of a risk and failed to address it.
If my lease bans certain dog breeds, does that mean the landlord is liable?
Not by itself. A breed restriction can be useful evidence of notice if the landlord allowed the rule to be broken, but it does not automatically establish liability on its own.
Will the landlord's insurance cover my injury?
That depends on the specific policy and the facts of the case. The dog owner's insurance is usually the first coverage we look at, and a landlord's property policy is a separate question we evaluate case by case.
What court would handle a landlord liability case tied to an Arvada rental?
Many of these cases fall under Jefferson County Courts in Golden, though the right court can depend on where the property sits, since Arvada spans both Jefferson and Adams counties.
Discuss a Arvada dog bite
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