Landlord or Tenant: Related Cases

Plaintiff, while on church premises, was bitten by a church employee's dog.  Plaintiff seeks damages from church under the state dog bite statute, which imposes strict liability for damages on the dog's keeper.  The Connecticut Supreme Court ruled in favor of the church, reasoning that a non-owner must be responsible for maintaining and controlling the dog at the time the damage is done in order to be held liable under the statute.

In this unpublished Connecticut opinion, the defendant-church owned property and leased a portion of the premises to one of its employees, Pedro Salinas.  The plaintiff was attacked by a dog, owned by Salinas, while lawfully on the defendant's premises.  The plaintiff appealed a summary judgment ruling in favor of defendant.  On appeal, the court found that a genuine issue of material fact existed as to whether defendant-church was a "harborer" of the dog under Connecticut law.  Because Salinas and the church had no formal lease agreement, dispute existed as to the exact parameters of Salinas' exclusive control of the premises where his dog roamed.  There also existed a material fact regarding the church's knowledge of the dog's vicious propensities because it had twice previously attacked a person. (Note the jury trial decision in favor of plaintiff was later overturned in Auster v. Norwalk United Methodist Church , --- A.2d ----, 94 Conn.App. 617, 2006 WL 797892 (Conn.App.)).

An 8-year-old boy and his sister were walking down a street when they were approached by a Rottweiler. Scared, the boy ran and was attacked by the dog, which caused the boy to suffer serious injuries. As a result, the mother of the child sued the owner of the dog and the landlord of the house where the dog resided under a Kentucky dog bite statute. The landlord won at both the trial and the appellate court level. Upon granting discretionary review for the case, the Kentucky Supreme Court investigated whether or not a landlord could be held strictly liable under the dog bite statute. The Court ruled that a landlord could, but only if the landlord permitted the dog to stay on or about the premises. Since the attack did not occur on or about the premises, the landlord was not found liable under the dog bite statute.

Plaintiffs appealed decision of district court denying their claim that defendants violated the Federal Fair Housing Act for failing to allow a hearing dog in their rental unit as a reasonable accommodation for their hearing disability. The landlord denied the request, alleging that the dog was not a "hearing dog," and that the tenants did not have a legitimate need for the dog because the dog lacked professional training. The Court of Appeals held that if the dog was not necessary as a hearing dog then the plaintiffs were not entitled to the dog as a reasonable accommodation under the FHA. Also, the court held that a disabled person must meet two standards in arguing that an accommodation be made: (1) the accommodation must facilitate the disabled person's ability to function; and (2) the accommodation must survive a cost-benefit balancing that takes both parties' needs into account. The court vacated the decision of the lower court and ordered a new trial because of misleading jury instructions. 

In this Ohio case, Lorraine Flint was bitten by a pit bull dog owned by Carl Holbrook (Flint was bitten and injured by Holbrook's dog in the alley between her residence and Holbrook's).  Flint then brought suit against Holbrook and Turner Patterson, as the titled owner of the premises where the dog was kept.  Patterson was essentially selling the property to Holbrook on land contract.  In this case, the court held it was evident that the land contract agreement effectively transferred the ownership and equitable title to the property to Holbrook.  Holbrook had exclusive possession and control of the premises upon which he kept his pit bull.  While Patterson maintained the bare legal title as security for his debt, he exercised no control over the property; no clause affording him possession or control of the property was included in the land contract agreement.

This North Carolina case involves the issue of whether a landlord can be held liable for negligence when his tenant's dogs injure a third party where a landlord has agreed by contract to remove "undesirable" dogs.  Under the terms of the lease, the tenant, Olson, could keep one Rottweiler dog on the property.  It was also stipulated that the landlord could require removal of any "undesirable" pets with 48-hour's notice.  The dogs in the instant action attacked a contractor who was making an estimate on some of the rental homes, and, according to testimony, had committed two prior attacks.  The court concluded that the Court of Appeals erred, in that the plaintiff was not required to show Colonial was an owner or keeper of the dogs in order to show Colonial was negligent; that requirement is limited only to strict liability actions.  As a result, the court found Colonial failed to use ordinary care by failing to require the defendant Olson to restrain his Rottweiler dogs, or remove them from the premises when the defendant knew, or in the exercise of reasonable care, should have known, from the dogs' past conduct, that they were likely, if not restrained, to do an act from which a reasonable person could foresee.  Of particular importance to the court, was the lease provision, which the court felt contractually obligated the landlord to retain control over defendant's dogs. 

The owners of a cooperative unit kept a dog in their dwelling despite a no pets policy. There was, however, an exception in the policy for service animals, and the Jessups argued that the small dog they kept was necessary due to various medical problems they had, including arthritis and depression. The housing authority denied the request, stating that only animals certified for the particular disability qualify as a "service animal." The West Virginia Court of Appeals held that a housing authority may require that a service animal be properly trained without violating federal law.

At issue in this particular opinion is the interlocutory appeal of the Mayor of Barceloneta, Puerto Rico based on the district court's denial of his motion to dismiss on the basis of qualified immunity. This case was initially brought after two successive raids on public housing complexes, within ten days of the Municipality of Barceloneta assuming control of the public housing complexes from the Puerto Rico Public Housing Administration on October 1, 2007. Prior to the raid, the residents, mostly Spanish-speakers, were given notice of the new "no pet policy," which were written in English. During the raids, plaintiffs' pets were seized and then killed by either being slammed against the side of a van or thrown off a 50-foot bridge. This First Circuit affirmed the denial of the Mayor's motion for qualified immunity on the Fourth Amendment and Fourteenth Amendment procedural due process claims. However, it reversed the denial of qualified immunity to the Mayor as to the plaintiffs' Fourteenth Amendment substantive due process claims and ordered those claims dismissed.

In this Florida dog bite case, the appellant asked the court to limit the application of a case that held that a landlord has no duty to third parties for injuries caused by a tenant's dog where those injuries occur off the leased premises. The child-tenant injured in this case was bitten by the dog of another tenant in a park adjacent to the apartment complex where she lived. The appellate court reversed the grant of summary judgment for the landlord because the boundary of the premises is not dispositive of the landlord's liability.

Plaintiff brought claims against her tenant neighbor and the property owner after she was viciously attacked by her tenant neighbor's four pit bulls.  The trial court granted summary judgment in favor of the property owner.  The Court of Appeals affirmed the decision holding the property owner was an out-of -possession landlord.

Defendant brought his dog to work with him as the nightclub's maintenance man. As plaintiff walked by defendant's truck, he was bitten by defendant's dog.  The plaintiff than sued the nightclub for damages due to the bite.  The court granted summary judgment to the defendants stating that the facts of the case did not meet the four prong test that was needed to hold an employer liable for injuries to a third party.

In this Alabama case, there was an injury to a non-tenant child by a dog bite, and the defendant was a landlord.  The attack occurred off the rented premises in the public street.    The action was based upon negligence, that is, a failure to protect against a dangerous condition.   The key to such a claim is the knowledge of the landlord. Plaintiff presented no evidence of the landlord being aware of the dog let alone that he knew of its vicious propensity.   The court did not find a duty to inspect the premises and discover this information.  The court did not reach the point that the attack occurred off the premises.  The granting of the motion for summary judgment for the landlord was upheld.

The plaintiff appeals the lower court's dismissal of her claims against defendant-landowners and their insurers. The plaintiff was injured (for the second time) by the defendant-landowners' son's pitbull while walking past their home. While it was undisputed that the landowners did not own the dog, the issue was whether they had a duty to prevent the attack via "custodial liability." Here, the defendant-landowners asserted that they thought the son had gotten rid of the dog after it was confiscated and quarantined by animal control after it first attacked the plaintiff. Thus, this court found that defendant-landowners did not know of the dog's presence on their property and affirmed the trial court's order of summary judgment.

In this Florida case, a tenant's next-door neighbor, who was bitten by tenant's dog when it leaped over fence and then attacked the neighbor on property not owned by landlord, brought a personal injury suit against the landlord.  The appellate court upheld a motion of summary judgment in favor of the defendant non-owner.   The court found that t he existence of a duty in a negligence action is a question to be decided as a matter of law.  Although the so-called "dog bite" statute, section 767.04, Florida Statutes (1993) controls actions against a dog's owner, actions against a non-owner must be brought upon a theory of common law liability.  Essentially, a landlord has no duty to prevent injuries to third parties caused by a tenant's dog away from leased premises.