Tenant's dog bit me on the leg

General Landlording & Rental Properties
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Tenant's dog bit me on the leg

Steve Graves
Rental Property Investor · Lancaster, CA · Member since 2015 · 103 posts · 55 votes

I went over to one of my tenant's unit at a 4plex  I own in Kern County, CA yesterday. When I knocked on the door the tenant tried to not let one of her dogs out. It squeezed between her and the door and immediately bit me on the lower leg, drawing blood and puncture wound. Besides the medical end of the situation, which I took care of immediately with antibiotics, have any of you experienced this situation?

I am very interested in hearing what you had to do. I told her she needs to remove the dog from the premises because I don't want him biting any of my other tenants in the other units. I'm currently looking for a notice I can deliver to officially tell her the dog needs to be removed from the premises. 

My lease contract I use says I need to give 30 day notice to have the dog removed but I feel it needs to be done immediately. Unfortunately the lease doesn't mention vicious pets.

From now on I'll be adding an addendum to my lease contracts pertaining to a problem pet.

Appreciate any info, thank you.

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Gail K.
Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
9y

Often dog bites need to be reported to the local Animal Control (if you had gone to the ER with that bite they would have contacted Animal Control who would have, at the very least, confirmed the dogs' rabies vaccination was up to date or confined the dog at the owners expense until blood work for rabies status was confirmed). 

Animal Control may be able to help with the notice to remove the dog.

And yes, contact your local police to discuss this issue as well.

Gail

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  • Kim Meredith HamptonBusiness Member
    Real Estate Broker · St Petersburg · Member since 2014 · 2k+ posts · 2k+ votes
    9y

    @Steve Graves I would first look at your landlord tenant laws regarding notice of compliance ( for instance, in florida we must give them a 7 day notice of non compliance, with opportunity to cure, then after 7 days, if the dog is not gone, we give them a 7 day notice Without the opportunity to cure. If they have not removed the dog, at that time, we must file eviction proceedings.

    On another note, it might be a good idea to file a police report

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  • Gail K.
    Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
    9y

    Often dog bites need to be reported to the local Animal Control (if you had gone to the ER with that bite they would have contacted Animal Control who would have, at the very least, confirmed the dogs' rabies vaccination was up to date or confined the dog at the owners expense until blood work for rabies status was confirmed). 

    Animal Control may be able to help with the notice to remove the dog.

    And yes, contact your local police to discuss this issue as well.

    Gail

    2Reply
  • Steve Graves
    OP
    Rental Property Investor · Lancaster, CA · Member since 2015 · 103 posts · 55 votes
    9y

    Thank you, @Kim Meredith Hampton and @Gail Kaitschuck , this is good info, I'm  going to call Animal Control and ask them what should be done.

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  • Brandon Ingegneri
    Rental Property Investor · Providence, RI · Member since 2015 · 1k+ posts · 594 votes
    9y

    Dogs 20lb or under.  Any larger, I don't even rent to them. 

    1Reply
  • Clayton Barnes
    Bloomington, IN · Member since 2017 · 53 posts · 37 votes
    9y

    When animal control comes and takes the dog the tenant isn't likely going to be your biggest fan. A lot of people don't react very rationally to issues with their pets. I'm unsure what you can do to mitigate that, but it might be worth considering.

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  • Ingrid J.
    Investor · Tromsø, Norway (Europe) · Member since 2015 · 431 posts · 194 votes
    9y

    @Steve Graves Sorry you had to go through that. I hope your wound heals quickly.

    @Kim Meredith Hampton Why would one want to file a police report?

    0Reply
  • Jeff G.Pro Member
    Investor · Wethersfield, CT · Member since 2013 · 371 posts · 191 votes
    9y
    Originally posted by @Brandon Ingegneri:

    Dogs 20lb or under.  Any larger, I don't even rent to them. 

     I have no idea why Pit Bulls are the ghetto status symbols that they appear to be.

    0Reply
  • Deanna McCormick
    Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
    9y

    Report the bite to Animal control, Did you go to doctor if not you probably should,, at least take photo's of the injury.

    give tenant written notice that dog must be removed. she can find a kennel or a friend to put it in. Give her option of 30 day notice to move.. 

    1Reply
  • Marelyn Valdes
    Investor · Ocala, FL · Member since 2016 · 299 posts · 110 votes
    9y

    You need to report the dog bite and give her notice to remove the dog.  Now that you know the dog bites, if it bites anyone else you could be liable.

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  • Bettina F.
    Investor · Post Falls, ID · Member since 2016 · 606 posts · 699 votes
    9y

    Dog bites can be nasty.  Be sure YOU are up to date on your tetanus and watch for signs of infection.  Did you require your tenant to provide proof of rabies vaccination when you rented to her? 

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  • Brian Chase
    Tucson, AZ · Member since 2016 · 10 posts · 2 votes
    9y

    As a lawyer, my mind immediately goes to liability. In my state, a landlord is not liable for dog bites - UNLESS the landlord has reason to know the dog is dangerous. You now have reason to know and could make you liable for any future bites. So, be very careful here. 

    From the liability standpoint, give notice to remove the dog. Also tell the tenant she must keep the dog inside or on a leash at all times. Maybe inform her of local laws that could make her both civilly and criminally liable if her dog gets out or if her dog bites someone. 

    I would be careful about reporting to animal control. It could result in the dog being put down and that could result in some problems for you as well. It could also result in criminal charges, depending on your local laws. While that might be useful if you want to evict the tenant, it could also result in damage to your property. 

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