El Paso County · Landlord liability
Colorado Springs Landlord Dog Bite Lawyers
Bitten by a dog at a Colorado Springs rental or HOA property? 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 automatically liable just because the attack happened on rental property. If the owner is the only party at fault, that statute is the main path to recovery against them.
A separate claim against a landlord, property manager, or HOA can arise under ordinary negligence principles. This depends on facts showing the landlord knew or should have known about a dangerous dog on the property and did nothing, or that the attack happened in a common area the landlord or HOA controlled, such as a shared yard, hallway, or parking lot in a Colorado Springs apartment complex or condo community.
These are two different legal theories with different proof requirements. We look at the lease, any complaints on file, maintenance and management records, and who had authority over the space where the bite occurred before deciding whether a landlord or HOA belongs in the case.
Coverage and Notice Questions We Look Into
The dog owner's homeowner or renter insurance policy is usually the first place a claim gets paid from. Whether a landlord's or HOA's property or liability policy also applies is a separate question that depends on the specific policy and the facts of the incident. Not every landlord policy covers a dog bite claim, and we do not assume coverage exists until we've reviewed it.
Lease terms matter too. If a lease includes a breed restriction or a no-pets clause, that can be evidence the landlord had some awareness of pets on the property or a policy meant to prevent this kind of incident. A breed clause alone does not prove the landlord is liable, but combined with other facts, like prior complaints or an unaddressed request to remove a dog, it can support a negligence claim.
- Copy of the lease, including any pet or breed provisions
- Written complaints to the landlord or HOA about the dog before the bite
- Photos of where the attack happened, including common areas
- Names of witnesses, including neighbors or other tenants
- Any maintenance requests or management correspondence about the dog
Handling Landlord and HOA Cases in Colorado Springs
We see these cases across Colorado Springs rental communities and HOA neighborhoods, from apartment complexes near Briargate to shared common areas in Old Colorado City, Broadmoor, Manitou Springs, and Fountain. If a bite happened in a hallway, courtyard, or shared yard rather than inside a private unit, who controlled that space becomes a central question. Medical treatment at UCHealth Memorial Hospital Central or CommonSpirit Penrose Hospital can also help document how and where the injury occurred.
When a case against a landlord, property manager, or HOA needs to be filed, it goes through El Paso County District Court. Our office is at 929 W Colorado Ave, Colorado Springs, and we meet with clients from across the county to go over lease documents, complaint history, and insurance questions before deciding who the right defendants are.
What These Claims Can Cover
- Medical bills tied to the bite and follow-up care
- Scarring or disfigurement
- Lost income from time away from work
- Pain and suffering
- Future medical needs related to the injury
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Colorado 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.
Colorado Springs Landlord liability FAQ
Can I sue my landlord if another tenant's dog bit me?
It depends on what the landlord knew and whether the attack happened somewhere the landlord controlled, like a common area. If the landlord had no notice of a dangerous dog and the bite happened inside another tenant's private unit, a claim against the landlord is harder to support. We review the facts before saying whether a landlord claim is viable.
Does a no-pets or breed-restriction clause in my lease help my case?
It can be useful evidence of notice, but it doesn't prove liability by itself. We look at whether the landlord enforced or ignored that clause and whether there were complaints before the bite.
Will the landlord's insurance pay for my injury?
Not necessarily. The dog owner's homeowner or renter policy is usually the first source of coverage, and whether a landlord's property policy also applies depends on the specific policy and facts. We review both before making assumptions about coverage.
What if the attack happened in a shared yard or parking lot?
Common areas controlled by a landlord or HOA raise different questions than a bite inside a private residence. We look at maintenance records, prior incidents, and who had responsibility for that space.
Do I still have a claim against the dog owner if the landlord is also involved?
Yes. A claim against the owner under Colorado's dog bite statute and a negligence claim against a landlord or HOA are separate theories that can both apply depending on the facts. We evaluate each potential defendant independently.
Discuss a Colorado Springs dog bite
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