Dog bite liability is an area of law that any pet-friendly landlord should know about. From dog bite liability and dog bite insurance to prevention of bites, and whether you should rent to dog owners, there are many aspects to consider. Learn about dog bite liability as a landlord and how it impacts your business.
With the high number of dog owners in the United States, dog bites are a risk everyone faces on some level. Because of this, landlords should be prepared to manage dog bite risks in their rental properties. Since June is Dog Bite Awareness month, now seems like the ideal time to discuss what landlords need to know about dog bites.
Dog bite liability can cause you to lose money, damage your reputation, and possibly incur other fines. As such, understanding your state’s dog bite liability laws is a necessity to prevent trouble in the case of a tenant owning a dangerous dog. This understanding and proactivity will protect you, your tenants, and your finances from the risks of a dog bite.
I am a dog owner and have rented with my dogs in the past. While neither dog is aggressive in any way, both are large breeds, which may be cause for concern for many landlords. I have also worked with dogs, an experience as a college student that taught me much about dog behavior. As such, I find understanding dog bite liability and preventing possible bites to be an essential area of knowledge, both for renters with dogs and for landlords who own pet-friendly rentals. Even a small dog can cause injury if they are aggressive or feel threatened.
Dog Bite Liability as a Landlord
While each state has its own dog bite liability laws, there are many states where a landlord would be held liable if a tenant’s dog bites someone. Depending on the state, a dog bite victim may be able to sue the landlord in addition to the dog’s owner in a personal injury lawsuit. You may be held responsible for your tenant’s dog bite case if you were aware of prior dangerous behavior or possible aggression, heard and did not respond to reports of aggressive behavior, or had a hand in the care and control of the dog. The best way to protect yourself from dog bite liability is to require renters insurance with dog bite coverage.
Dog Bite Insurance
Not every renters insurance or landlord insurance provider covers dog bites, so it is extremely important that you and your tenants ensure that the dogs are covered. Dog bite coverage is often available as an additional endorsement on insurance policies. Additionally, confirm that the specific breed is covered, as some breeds that are known for high energy, protective personalities, or strong bites are not covered by certain insurance providers. Common examples of breeds that may not be covered include rottweilers, pit bulls, and German shepherds. It is essential that you know whether your tenant’s dog breed is covered by your landlord insurance and that they know if their dog is covered by their renters insurance.
Learn more: Renters Insurance Benefits and Why You Should Require It
Should You Rent to Tenants With Potentially Dangerous Dogs?
If your insurance covers a dog and they have no history of bad behavior, I would say you should allow them in. Of course, it is more complicated than this in reality, and whether or not you should rent to a tenant with a potentially dangerous dog depends on several factors. While most people agree that a dog’s breed isn’t a reliable predictor of their likelihood to hurt someone, this does not negate their capacity to do so.
Insurance providers often exclude certain breeds because they can cause significant damage if they become aggressive. This is why breeds such as huskies are often excluded. Huskies are not typically known for aggression, but Forbes reports that about 38% of home insurance companies prohibit huskies from coverage.
With all of this in mind, if you can allow a dog in without compromising your property, your insurance policies, or the safety of the people in the neighborhood, the tenant may be worthwhile to allow in.
Learn more: Navigating the Transition to Pet-Friendly Rentals: What to Consider
How Your Tenants Can Prevent Dog Bites
The best way for a dog owner to prevent dog bites is to understand whether or not their dog is likely to bite in the first place. A dog with a history of biting, growling, or other reactivity should be treated with extra caution by owners and the people around the dog. The United States Postal Service offers advice to dog owners on preventing dog bites. While the advice is geared towards preventing dogs from attacking postal service workers, it can be applied to anyone who might walk by a dog in someone’s yard.
Advice includes:
- Closing the dogs in a separate room before opening the door to people they don’t know
- Latching doors behind you if you step outside
- Leashing dogs any time they are outside
And there are many more steps dog-owning tenants can take to prevent their dog from biting someone. If they do have a reactive dog, muzzle training them might be necessary, as it protects the dog (as some dog attacks might result in euthanasia), the people around them, and the owner and their landlord from liability related to a dog bite.
Final Thoughts
People love their dogs, including renters, and renting to dog owners can be a great way to access a pool of tenants who sometimes struggle to find housing, but it is not without its risks. As a landlord, you should ensure you understand your local dog bite liability laws to protect yourself, your tenants, your neighborhood, and your property.
