When a landlord can be responsible
Most state dog bite laws name the owner or keeper of the dog. A landlord who does not own or keep the dog is usually judged on ordinary carelessness.
Some states go further. Ohio's law also covers a "harborer." That can reach someone who lets the dog live on their property, as Ohio's dog statute, section 955.28, shows. See the Ohio dog bite law page for more.
On the call, we look at whether your state law names only the owner or keeper, or reaches the landlord too. You can also see the dog bite law in your state.
What the landlord had to know
Landlord liability usually turns on two facts. The landlord knew the dog was dangerous. The landlord could have done something about it.
Proof often looks like this:
- Earlier complaints from other tenants about the dog
- A bite report at that address
- A lease clause about pets that the landlord ignored
Where the bite happened matters too. Bites in shared spaces the landlord controls, such as a hallway or a yard, are stronger claims. Knowing about a dog's past is also central to the one bite rule.
Whose insurance pays
The tenant's renters policy is the first stop. If the landlord shares fault, the landlord's property policy can pay too.
That matters when the tenant has no insurance, or when the policy excludes the dog's breed. Dog bites are a major source of liability claims, as the Insurance Information Institute reports.
Read more about who pays for a dog bite.