With property prices in California making it almost impossible to own a home, more people than ever before are renting. At the same time, dog ownership is on the rise, which means more dogs are living in rented properties. As wonderful as being able to live with furry friends is, it can lead to some legal complications.
One of the challenges that canines in rental properties pose involves dog bite liability. If a dog bites a visitor or guest at a rental property, it may not only be the dog’s owner who may be held responsible. In California, the landlord could be liable, too.
When Residential Landlords Can Be Liable for Their Tenants’ Dogs
Landlord liability can depend greatly on whether the person knew their tenant’s dog was aggressive or dangerous. California has strict liability laws in place that state the dog’s owner is always liable for the injuries their pet causes, whether the animal has bitten someone before or not. That’s not the case with landlords, however.
The landlord could be liable after an animal attack if they meet two requirements. The first is to have knowledge of the animal’s vicious nature. There must be evidence that demonstrates this, including previous dog bite claims or communications between the owner and the landlord that show the latter was aware of the problem.
Secondly, the landlord must have been able to prevent foreseeable harm. An example of this would be if the landlord had the ability to force the owner to remove the dog from the property and didn’t do so. They are negligent in their duty toward others if they allow a “dangerous condition” to continue on their premises.
It’s also possible for the landlord to be liable if they were harboring the dog when the bite occurred, meaning they were taking care of it. The same thing applies if they allow the animal to be out in common areas without supervision.
A landlord may be found only partially liable or not liable at all if they had no knowledge of the animal and had no reason to inspect the property in search of it.
When Commercial Landlords Can Be Liable for Dog Bites
Commercial landlords have a high duty of care toward visitors and guests on their properties. If a dog bite occurs on their premises, they likely cannot claim that they had no knowledge of the animal because they have a duty of care to inspect the premises regularly for dangers.
For example, if you go into a restaurant and the manager has a dog on the property that ends up biting you, you may be able to hold the business owner liable via strict liability laws. The commercial landlord, too, can be responsible because they were negligent in their responsibility toward visitors.
Who Is Liable if a Service Dog Bites You?
California Civil Code Section 3342 holds all dog owners responsible for the injuries their dogs cause, including service dogs. Even if the animal had no previous aggressive behavior, the owner will be responsible for the losses they cause.
The only exceptions to this would be if the animal was provoked or if the victim was trespassing when the bite occurred.
Recent Changes to California’s Dog Bite Laws
Recently, California’s laws changed regarding dog bites, strengthening victims’ rights while also further detailing the responsibilities owners have.
Mandatory Reporting of Bites and Incidents
As of 2025, it’s mandatory to report any bites or incidents that require medical treatment. You must let law enforcement or animal control know of the bite within 72 hours. This new rule applies both to the dog’s owner and the victim of the bite.
LA County is particularly strict about reporting the incident. If the bite occurs there, you must report it within 24 hours.
Dogs that bite someone enough for that person to require medical care must also be placed in quarantine for 10 days. This allows evaluation for rabies exposure.
Enhanced Owner Liability
Dog owners now face even stricter penalties if their dog has bitten someone before. They can be subject to significant fines and even criminal charges, depending on the severity of the incident.
Animal Control now has more authority to take action if the dog’s owner doesn’t exercise reasonable care in addressing aggression issues.
Mandatory Warning Signs
The owners of dogs with known aggression problems must place clearly visible warning signs on their property for visitors. If someone gets bitten and there is no sign in place, legal exposure for the owner significantly increases. Landlords could also be responsible if there’s missing signage and they know of the dog’s viciousness.
Clearer Definition of the Term “Provocation”
Provocation is a common defense in dog bite claims, and its definition was too vague. The new law narrows its meaning. Now, owners won’t be able to state the animal was provoked unless the victim was a clear threat or was engaged in some kind of illegal behavior.
Updates to the “Dangerous Dog” Classification (LA County)
The new law also updates the requirements for a “dangerous dog” classification. If a dog has been in an unprovoked attack that causes bodily harm, serious injury, or emotional trauma, it will be labeled as “dangerous” or “vicious.”
Once their dog has been classified as either, owners may need to participate in behavioral dog training and abide by mandatory muzzle and leash laws. In the most serious cases, the owner may be ordered to surrender the animal via court order. LA County could choose to euthanize the animal.
What to Do if You’re Bitten by a Dog
If you’re bitten by a dog in California, you must:
- Get immediate medical care, even if the injury seems minor.
- Report the incident to law enforcement or animal control within 72 hours (or 24 hours in LA County).
- Take photos of your injuries and get witness statements to demonstrate that you didn’t provoke the animal.
- Hire an attorney to help you fight for fair compensation .
Once you’ve completed these steps, your attorney will help you determine how to move forward in your unique situation.
Our dedicated team gathers information from all the reliable sources to make the law accessible and understandable for everyone. We provide the latest legal news stories from across the country, delivered straight to you.