City and County of Denver · Landlord liability
Denver Landlord Dog Bite Lawyers
Denver dog bite involving a rental or HOA property? Free consultation. No attorney fee unless we recover for you.
When a Landlord or HOA Shares Responsibility
Colorado's dog bite statute, C.R.S. § 13‑21‑124, is written to reach the dog's owner. We do not tell clients a landlord is automatically liable under that law just because the attack happened on rental property. A landlord who simply owns the building the dog owner rents in is usually not on the hook under that statute.
That said, a landlord, property manager, or HOA 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 happened in a common area the landlord or HOA actually controlled, like a shared yard, hallway, parking lot, or leasing office. Knowledge and control are the two things we look at closely in these cases.
These claims run alongside, not instead of, a claim against the dog's owner. In many Denver cases we pursue both a claim against the owner and a negligence claim against the property when the facts support it. Each case turns on what the landlord or HOA actually knew and what they controlled.
Building the Case Against a Property Owner
Proving a landlord or HOA knew about a dangerous dog takes documentation. We look for prior complaints to the property manager, maintenance requests, emails or texts about the dog, HOA meeting minutes, incident reports from other tenants, and any record of prior aggressive behavior that was reported before the bite. We also look at who controlled the space where the attack happened, since a landlord's duty is different for a private unit than for a shared lobby or courtyard.
Lease terms matter too. Many Denver leases and HOA rules include breed restrictions or pet policies. A breed restriction in a lease can be evidence that the landlord had notice of the type of dog on the property, but we do not claim that a breed rule by itself proves liability. It is one piece of a larger picture that includes complaints, inspections, and what the property manager actually did or failed to do.
- Copies of the lease, pet addendum, or HOA rules covering the dog
- Any prior written complaints about the dog to management or the HOA
- Names of neighbors or tenants who reported the dog before the attack
- Photos of the common area where the attack occurred
- Records of who managed or maintained that part of the property
Handling These Claims in Denver
Denver has a dense mix of apartment buildings, condo HOAs, and rental homes, from Capitol Hill and Five Points to Cherry Creek, Highland, and RiNo. Many of these attacks happen in shared spaces: building lobbies, courtyards, dog runs, or parking areas that the landlord or HOA is responsible for maintaining. We look closely at who managed that space and what they knew.
When a case needs to go to court, we file in Denver District Court and handle claims against the dog owner and, where the facts support it, the property owner or HOA. If injuries required care at Denver Health Medical Center or another local provider, we help gather those records as part of building the full case.
What These Claims Can Cover
- Medical treatment tied to the attack
- Lost income during recovery
- Pain and suffering
- Scarring or disfigurement
- 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 Denver — 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.
Denver Landlord liability FAQ
Can I sue my landlord if my neighbor's dog bit me in Denver?
It depends on what your landlord knew and what area the attack happened in. If they knew about a dangerous dog and did nothing, or the attack happened in a common area they controlled, you may have a separate negligence claim against them in addition to any claim against the dog's owner.
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 property owner. A landlord can still face liability, but it comes through a separate negligence claim based on notice and control, not automatically under that statute.
Will the landlord's insurance pay for my injuries?
The dog owner's homeowner or renter policy is usually the first place we look for coverage. A landlord's property policy may come into play as a separate question, but we do not assume every landlord policy covers dog bite injuries, so each policy has to be reviewed.
Does a breed restriction in the lease help my case?
It can be useful evidence that the landlord had notice of the type of dog living on the property. On its own, though, a breed restriction does not prove liability. It is one factor we consider along with complaints, inspections, and what management did in response.
What if the attack happened in my apartment's parking lot or courtyard?
Common areas like parking lots, courtyards, and hallways are often maintained and controlled by the landlord or HOA, which can support a separate negligence claim. We look at maintenance records, prior incident reports, and who was responsible for that space when the attack occurred.
Discuss a Denver dog bite
Free consultation. No attorney fee unless we recover for you.