How Does California Law Handle Dog Bites on Rental Properties?

If you were bitten by a dog while on a rental property in California, you may be feeling overwhelmed, injured, and unsure of who is legally responsible. Whether you were visiting a friend’s apartment in Los Angeles or renting a home somewhere else in the state, California law offers strong protections for victims of dog bites. Understanding how these laws apply to rental properties can help you make informed decisions about your health, recovery, and potential compensation.

This article walks you through how California law treats dog bite incidents that happen on rental properties. We’ll explain when the dog’s owner is liable, when the landlord might also be responsible, and what you can do to protect your rights.

California’s Strict Liability Dog Bite Law

California follows a strict liability rule for dog bites, as outlined in California Civil Code § 3342. Under this law, a dog owner is legally responsible for injuries caused by their dog biting someone, regardless of whether the dog had shown prior signs of aggression. The law is very clear: if you were bitten and you were lawfully on the property, the dog’s owner is liable for your dog bite injuries.

Strict liability means that you do not need to prove that the dog owner was careless or knew their dog was dangerous. You only need to show:

• The dog bit you,
• You were in a public place or lawfully on private property,
• The dog belonged to the person being held liable.

So, if a tenant in a rental home or apartment owns the dog that bit you, that tenant is legally responsible under California law. This applies whether you were another tenant, a guest, or a worker lawfully on the premises.

Dog Bites in Common Areas of Rental Properties

Many rental properties have common areas shared by all tenants, such as hallways, lobbies, parking lots, courtyards, or laundry rooms. If a dog bite occurs in one of these areas, it’s still the dog owner who is strictly liable under Civil Code § 3342.

However, because landlords are typically responsible for maintaining and controlling these shared areas, the question of landlord liability may also arise. If a landlord knew that a dangerous dog was regularly present in a common area and did nothing to stop it or warn others, the landlord could potentially be held liable under a separate theory of negligence—not strict liability.

That means both the tenant (dog owner) and the landlord may be responsible in certain situations, especially when the landlord had reason to know the dog was dangerous.

When Landlords Can Be Held Responsible

While dog owners face automatic liability, landlords are only responsible if certain conditions are met. Under California law, a landlord can be held liable for a dog bite if all of the following are true:

• The landlord knew the dog had dangerous or aggressive tendencies, such as previous bites or threats to others.
• The landlord had control over the dog’s presence—typically through the lease or property rules.
• The landlord failed to act, such as by not enforcing a pet policy, not warning tenants or visitors, or failing to remove the dangerous animal.

If you can show that the landlord had actual knowledge of the dog’s behavior and the ability to prevent the dog from being on the property, they could be liable for your injuries. But if the landlord did not know the dog was dangerous—or had no way to stop the tenant from keeping the dog—then the landlord is generally not held responsible.

Keep in mind that simply being the property owner is not enough to make someone liable for a dog bite. There must be both knowledge and control.

If You Were Bitten Inside a Rental Unit

If the bite happened inside the rental unit—like in a tenant’s apartment or backyard—the dog owner remains strictly liable. The landlord is usually not responsible unless they had a reason to believe the dog was a danger and failed to act. Landlords are not required to inspect inside tenant units for aggressive animals, so their liability in these cases is more limited.

However, if the landlord had received complaints, warnings, or written notices about the dog and failed to investigate or take action, then they may be partly at fault for the injury.

For example, if other tenants had warned the landlord about the dog growling, lunging, or escaping into common areas, and the landlord ignored those warnings, that inaction can support a claim of negligence.

What To Do After a Dog Bite on a Rental Property

If a dog bit you while on or near a rental property, your health comes first. Get medical care as soon as possible, even for what may seem like a minor bite. Dog bites can lead to serious infections, nerve damage, and scarring.

• Once you’re safe, take steps to document the incident. That includes:
• Taking clear photographs of your injuries and the location where the bite happened,
• Getting the name and contact information of the dog’s owner and any witnesses,
• Filing a report with your local animal control agency (e.g., LA Animal Care & Control),

Making note of whether the landlord or property management had been told about the dog before.

This evidence can support your claim and help determine whether both the dog owner and the landlord might be held responsible.

Damages You May Be Able to Recover

As a dog bite victim in California, you may be able to recover compensation for:

• Emergency medical care,
• Ongoing treatment like stitches, surgery, or therapy,
• Lost wages if you missed work,
• Pain and suffering, including emotional trauma or fear,
• Scarring or disfigurement.

If a landlord shares liability, their property liability insurance may provide additional coverage. Similarly, a tenant’s renter’s insurance may also cover dog bite injuries.

California law gives you two years from the date of the dog bite to file a personal injury claim. This is known as the statute of limitations. If you wait too long, you may lose your right to hold anyone accountable for your injuries.

Contact Los Angeles Dog Bite Lawyer Samer Habbas

If you or someone you love has suffered a dog bite injury while on a rental property in Los Angeles or anywhere in California, it’s important to understand your rights and the full extent of your options. You may be entitled to compensation, especially if both the dog owner and the landlord failed to protect you.

To learn more about how the law applies to your situation, contact Law Offices of Samer Habbas & Associates, Los Angeles dog bite lawyers, by calling 949-727-9300 or contacting us online for a free consultation. We’re here to fight for the compensation you deserve.