Georgia Legal Guide: Could a Landlord Be Responsible for Your Dog Bite Injury? 

Key Points:

• Landlords can be held liable for dog bites when the attack occurs in common areas they control, or if they knew about a dangerous dog on the premises and failed to act. 
• Georgia’s “first bite rule” requires proof that the dog had shown prior aggression and that the landlord (or owner) knew, or should have known the dog posed a danger. 
• If a landlord allows unauthorized or restricted breeds despite clear lease terms, they may share responsibility for resulting injuries. 
• Victims may recover more compensation by including the landlord in their claim, especially if the dog owner lacks enough insurance or assets.  

If you were bitten by a dog on a rental property, you might be wondering, ‘Can the landlord be held responsible, or just the dog’s owner?’. 

In Georgia, the right answer depends on where the attack occurred and what the landlord knew ahead of time about the dog. While dog owners are usually the first people held liable, landlords can also be held responsible, especially if they ignored prior warnings about a dangerous animal on the premises. 

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Georgia’s Dog Bite Law and The “First Bite Rule”

If you were bitten by a dog on property owned by a landlord, it’s important to understand Georgia’s laws and applicable rules. Under O.C.G.A. § 51-2-7, Georgia follows what’s commonly known as the “first bite rule.” This doesn’t mean a dog gets one “free” bite, but it does mean that liability often depends on whether the dog showed signs of aggression before the attack and whether the responsible party was aware of it. To hold a dog owner, or potentially a landlord, liable, you generally need to prove two things: 

1. The dog had a history of aggressive behavior, such as biting, growling, lunging, or attempting to attack. 
2. The person being sued knew or should have known the dog was dangerous. 

This is why past complaints, prior bite incidents, or violations of leash laws or breed restrictions can be critical. These details help establish that the dog wasn’t just unpredictable; it had already shown signs of being a threat, and someone (like a landlord or property manager) failed to act on that knowledge. 

Even if the dog had never bitten someone before, a documented pattern of aggressive behavior or violations of pet policies could meet the legal standard for proving "knowledge of danger." 

When Is a Landlord Responsible for a Dog Bite in Georgia? 

Georgia law typically protects landlords from being held responsible for the actions of their tenants. Under O.C.G.A. § 44-7-14, if the landlord has completely handed over possession of a rental unit, they are usually not liable for injuries that happen inside it. But there are exceptions, especially when the landlord knew about a dangerous dog or the attack happened in a common, shared area like a courtyard, stairwell, or hallway. 

A landlord may be liable if: 

• The attack happened in a shared area still controlled by the landlord, like the lobby of an apartment building, a parking lot, or in the leasing office.  
• The landlord knew the dog was dangerous from complaints, a previous bite, or animal control reports, but didn’t act on it. 
• The dog violated lease rules, like a breed or size restriction, and the landlord knowingly failed to enforce those rules. 

An example of this would be if a tenant was walking through her apartment complex’s courtyard, and a neighbor’s unleashed German Shepherd attacked her. In this scenario, assume that the landlord had received two prior complaints about the same dog and had a rule banning large breeds, but they never enforced it. In this case, the landlord could share legal responsibility for the tenant’s injuries. 

How Failing to Enforce Pet Rules Could Cost Landlords After a Dog Attack 

When a landlord includes pet-related restrictions in a lease agreement, such as banning large dogs, or limiting certain breeds, they’re creating legal obligations that help reduce the risk of injury on the property. If a tenant violates those terms and the landlord ignores it the consequences can be serious. When someone is later bitten or attacked by a dog that should not have been allowed on the premises in the first place, the landlord may share legal responsibility for failing to enforce their own lease provisions.  

Pet restrictions exist for a reason, often due to insurance requirements, local ordinances, or a history of past incidents. When these rules are ignored: 

• The landlord may be viewed as negligent, especially if they were aware of the violation and did nothing. 
• Allowing unauthorized pets increases foreseeable risk, particularly with dogs that fall under common "dangerous breed" classifications or have known behavioral issues. 
• Injured victims may have a stronger claim because the landlord’s inaction directly contributed to allowing a dangerous condition to persist on the property. 

The Role of Landlord Negligence in Dog Bite Cases in Georgia 

Most people assume they can only sue the dog’s owner. But what if the dog owner doesn’t have enough insurance, or any at all? This is where landlord liability becomes crucial. If the property owner knew about the dog’s dangerous behavior and failed to act, or even violated their own lease rules around pet ownership, they may share responsibility for your injuries. 

Holding both the dog owner and the landlord accountable could improve your ability to recover full compensation, especially in cases involving serious or permanent injuries: 

• Landlords typically carry higher insurance limits: Unlike renters, who may have no renters insurance or very limited coverage, landlords often carry general liability insurance that covers common areas and tenant injuries.  
• You may need a second source of recovery: If the dog’s owner is uninsured or underinsured, or if your damages exceed their policy limits, a landlord’s negligence could open the door to an additional claim. This could be the difference between partial and full recovery. 
• Negligent landlords put others at risk: By taking legal action, you’re also holding landlords accountable for unsafe property management practices.  

What Evidence Can Support a Claim Against the Landlord in a Dog Bite Injury? 

To hold a landlord liable, you must show they knew, or should have known, that the dog was dangerous. You also need to prove they had some control over the area where the attack occurred. 

Examples of evidence to support your dog bite claim in Georgia can include: 

• Previous complaints: to your landlord or the management about the dog’s behavior 
• Animal control records showing a history of aggression for the dog 
• Witness statements from neighbors who were concerned or threatened by the dog 
• The lease agreement, especially if it includes pet policies or breed restrictions 
• Photos or video footage of the attack location 
• Security or doorbell camera footage 

Many apartment complexes have cameras in elevators, stairwells, and parking areas. Ask the landlord or property manager whether footage of the incident exists. Neighbors with doorbell cameras might also have helpful videos. 

What Happens When a Dog Bite Involves Children or Seniors? 

Children and elderly tenants are more likely to suffer serious harm in a dog attack. Under Georgia premises' liability principles, landlords may owe a higher duty of care in communities where vulnerable populations are known to live. 

If a landlord has received complaints about an aggressive dog but fails to take action, and the victim is a child, a senior, or someone with mobility challenges, they may face increased liability. Courts often view this as a greater failure to protect residents from a foreseeable danger. 

Allowing known aggressive dogs in communities with families or older adults doesn’t just increase the risk of injury, it can strengthen the legal argument that the landlord was negligent in maintaining a safe environment. 

What to Do After a Dog Bite on a Rental Property in Georgia 

If you or a loved one has been bitten by a dog in your apartment complex, here’s what to do right away: 

• Seek medical care immediately. Even small bites can lead to serious infections and life-threatening wounds. 
• Be sure to report the attack to both animal control and your property manager in writing. 
• Take photos of your injuries and the area where the attack happened. 
• Get copies of the lease and any pet policies or rules. 
• Preserve evidence, like emails, texts, complaints, or witness information from the attack. 
• Speak with a Georgia personal injury attorney who is experienced in dog bite liability cases.