Are Landlords Liable for Tenants’ Dogs?
Dogs have the potential to be extremely dangerous. If you were attacked by a dog owned by a tenant, you may be wondering if you can hold the landlord liable. In Pennsylvania, the answer is “it depends.” While strict liability does not apply to the landlord, they may still be liable if their negligence contributed to the attack. Here, our Chambersburg personal injury lawyer explains the key things to know about a landlord’s potential liability for a tenant’s dog in Pennsylvania.
Strict Liability is Imposed on Dog Owners in Pennsylvania
In Pennsylvania, a dog owner is strictly liable for all medical costs resulting from a dog bite or attack. In other words, they are legally responsible regardless of whether the dog had a history of aggression or whether the owner was negligent. If a dog bites someone in Pennsylvania, the owner must pay for the victim’s medical bills, even if it was the dog’s first offense.
A Landlord is Not Strictly Liable for a Tenant’s Dog
In Pennsylvania, landlords are not automatically liable for injuries caused by a tenant’s dog. The Commonwealth’s strict liability provision applies only to dog owners. It does not apply to third parties, including landlords.
Landlords May Be Liable for a Dog Bite (Negligence)
Even though there is no strict liability for landlords, they can be held liable under certain circumstances. Landlords can be held liable for a dog bite on the basis of negligence. If they knew or should have known of the tenant’s dog’s dangerous propensities, they may be liable under premises liability law. Whether or not a landlord is liable depends on facts specific to each case. Here are some of the key questions that need to be answered:
- Did the landlord know about the dog’s aggressive behavior?
- Did the landlord receive complaints about the dog?
- Did the dog show signs of viciousness?
The Bottom Line: A landlord may be liable for a dog bite that occurs on their premises if they knew or should have known that their tenant had a dangerous dog and they failed to take proper corrective action to protect the health, safety, and well-being of other people.
An Overview of the Pennsylvania Dog Bite Statute of Limitations
Dog bite claims are time-sensitive. Under Pennsylvania law (42 Pa. Consol. Stat. § 5524(2)), a victim has two years from the date of the dog bite to file a lawsuit in civil court. If the lawsuit is filed after the two-year deadline, the court will likely dismiss the case, and the victim loses the right to seek compensation. Be proactive–consult with a Pennsylvania dog bite lawyer right away.
Contact Our Pennsylvania Dog Bite Attorney Today
At DiLoreto, Cosentino & Bolinger P.C., our Pennsylvania dog bite lawyer is standing by, ready to fight to protect your rights. If you or your loved one was attacked by a dog and you are considering suing a landlord, please do not hesitate to contact us for a free case review. With offices in Chambersburg and Gettysburg, we provide dog bite injury representation throughout Pennsylvania.