Adams and Jefferson counties · Landlord liability
Westminster Landlord Dog Bite Lawyers
Bitten by a dog at a Westminster rental or condo? 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 hold the dog's owner accountable. It does not make a landlord strictly liable just because the attack happened on their property. If a Westminster property manager, apartment owner, or HOA is going to face a claim, it has to be built on ordinary negligence principles, not the dog bite statute.
That negligence claim depends on specific facts. Did the landlord know about a dangerous dog on the property, through complaints, prior incidents, or direct observation, and fail to do anything about it? Did the attack happen in a common area, like a shared hallway, courtyard, or parking lot, that the landlord or HOA controlled and was supposed to keep safe? Those are the questions that decide whether a property owner has exposure beyond the dog's owner.
We look at lease terms, HOA rules, maintenance and complaint records, and any prior communication about the dog before the bite. A breed restriction in a lease can be evidence that the landlord had rules and knowledge, but it does not by itself prove liability. We build the case from what actually happened and what the landlord or HOA actually knew.
Building the Record Against Multiple Parties
In a landlord liability case, we're often pursuing more than one source of recovery at once. The dog owner's homeowner or renter insurance policy is usually the first place we look, since that coverage was designed for exactly this kind of claim. A commercial property or liability policy held by the landlord or HOA may be a separate question, and we don't assume it covers a dog bite until we've reviewed it.
We gather lease agreements, HOA bylaws, prior complaint logs, maintenance records, and any written notice given to the landlord about the dog before the attack. Photos of the location, especially if the bite happened in a common area, help show who controlled the space and whether it was reasonably maintained. Medical records connecting the injury to the specific incident round out the file, whether treatment happened at CommonSpirit St. Anthony North Hospital or elsewhere.
- Copy of your lease or HOA agreement, including any pet or breed clauses
- Any emails, texts, or complaint records you sent the landlord about the dog before the bite
- Photos of where the attack happened, especially if it was a shared hallway, yard, or parking area
- Contact information for neighbors who may have witnessed the dog's behavior before
- Medical records and bills from any treatment you received
Handling Landlord Claims Near Westminster
Westminster sits across Adams and Jefferson counties, and where a case gets filed depends on where the property and the parties are located. We handle these claims through the Adams County Justice Center or Jefferson County Courts, and we're familiar with how landlord and HOA negligence claims move through both.
Rental complexes and HOA communities near U.S. Highway 36, I-25, Federal Boulevard, 120th Avenue, and out toward Broomfield often involve shared entryways, courtyards, and dog-walking areas where control and maintenance responsibility become real issues. We work from our Denver, CO office but handle these cases throughout the Westminster area, gathering property records and speaking with property managers or HOA boards as needed.
What These Claims May Cover
- Medical treatment for bite injuries
- Scarring or disfigurement
- Lost income during recovery
- Pain and suffering
- Future medical care if needed
What clients say about McCormick & Murphy
Real outcomes and reviews. Check Google reviews for the office that serves Westminster — 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.
Westminster 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 controlled. Colorado's dog bite statute targets the owner, not the landlord, so a landlord claim has to be built on negligence. We review the facts to see if that kind of claim exists.
Does my landlord's insurance automatically cover a dog bite?
No. The dog owner's homeowner or renter policy is usually the first source of coverage. A landlord's property policy may or may not apply, and we don't assume coverage exists until we've reviewed the actual policy.
My lease has a breed restriction. Does that mean the landlord is automatically liable?
Not by itself. A breed restriction can show the landlord had rules and possibly knowledge about certain dogs, but it doesn't automatically prove liability. It's one piece of evidence we look at alongside everything else.
What if the attack happened in a shared hallway or parking lot?
Common areas controlled by a landlord or HOA can create a separate basis for a negligence claim if the property owner failed to address a known danger there. We look at who was responsible for maintaining and monitoring that space.
What does the free consultation involve?
We review what happened, where it happened, and who may be responsible, including the dog owner and any landlord or HOA involved. There's no cost to talk with us, and no attorney fee unless we recover for you.
Discuss a Westminster dog bite
Free consultation. No attorney fee unless we recover for you.