Arapahoe, Adams, and Douglas counties · Landlord liability
Aurora Landlord Dog Bite Lawyers
Bitten by a dog in an Aurora rental or apartment complex? 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 reach the dog's owner. It does not make a landlord strictly liable just because the attack happened on rental property. If a landlord is going to be part of the case, that claim has to be built separately, on ordinary negligence principles.
That negligence claim depends on specific facts. Did the landlord, property manager, or HOA know the dog had a history of aggression or prior complaints, and did they fail to act on that knowledge? Did the attack happen in a common area, like a shared yard, hallway, parking lot, or leasing office, that the landlord or HOA controlled and was responsible for keeping safe? These questions determine whether there's a viable claim against someone beyond the dog's owner.
We look at both sides of an Aurora case from the start: the statutory claim against the owner and whether the facts support a separate negligence claim against a landlord, management company, or HOA. Not every apartment or rental bite involves the property owner, but when the facts support it, that claim can matter for getting you fully compensated.
Building the Property Owner Piece of the Case
Notice is the key issue in a landlord negligence claim. We look for prior complaints to management, maintenance or incident logs, emails or texts between tenants and the landlord about the dog, and any record of prior bites or aggressive behavior on the property. Lease terms matter too. A lease with a breed restriction or a no-dangerous-dogs clause can show the landlord had reason to think about this risk, though the restriction alone does not prove liability. What matters is what the landlord knew and what they did or didn't do about it.
We also look at who controlled the area where the bite happened. A landlord's duty is different for a shared hallway or leasing office than it is for the inside of a tenant's own unit. HOA cases raise similar questions about common areas versus private lots. Sorting this out early helps us identify every possible source of recovery, including the dog owner's insurance and, where the facts support it, a property or management company's coverage.
- Lease agreement and any pet or breed addendum
- Any complaints you or neighbors made to management about the dog
- Photos of where the attack happened, including the common area or unit
- Names of witnesses, including other tenants
- Medical records from treatment after the bite
Handling Landlord Cases in Aurora
Aurora has a large rental and apartment population, and we see dog bite cases from complexes along East Colfax Avenue, near Parker Road, and out toward E-470. Many of these cases start with a bite in a shared yard, breezeway, or parking area, which raises the landlord control question right away. We gather the lease, management records, and witness accounts specific to that property as part of building the case.
Depending on where the property sits, an Aurora landlord liability claim may be filed in Arapahoe, Adams, or Douglas County, since Aurora spans all three. Cases venued in Arapahoe County are typically handled at the Arapahoe County Justice Center. If you were treated at UCHealth University of Colorado Hospital or elsewhere after a bite, those records help document both your injury and the timeline of what happened.
What a Landlord Liability Claim Can Cover
- Medical treatment for 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
- Additional recovery if a landlord's negligence contributed to the attack
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Aurora — 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.
Aurora Landlord liability FAQ
Can I sue my landlord if my neighbor's dog bit me in Aurora?
Possibly, but it depends on the facts. You'd generally need to show the landlord knew about the dog's dangerous behavior and failed to act, or that the attack happened in a common area the landlord was responsible for. We review your lease and any prior complaints to see if that kind of claim holds up.
Does a no-pets or breed-restriction clause mean the landlord is automatically liable?
No. A breed restriction in the lease can be evidence that the landlord thought about this risk, but it doesn't by itself prove liability. You still need facts showing the landlord knew about this specific dog and didn't act.
Will the landlord's insurance pay for my injury?
Not always. The dog owner's homeowner or renter policy is usually the first place we look for coverage. A landlord or property policy may come into play only if the facts support a separate negligence claim against the landlord.
What if the attack happened inside my neighbor's apartment, not a common area?
That distinction matters. Landlords generally have less control over what happens inside a private rental unit, which can make it harder to hold them responsible compared to an attack in a shared hallway, yard, or parking area.
Do I still have a case if I don't know whether the landlord knew about the dog?
You may still have a strong claim against the dog owner regardless. Whether a landlord claim exists depends on evidence we can help you look for, like prior complaints or maintenance records, during a free consultation.
Discuss a Aurora dog bite
Free consultation. No attorney fee unless we recover for you.