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Ramirez v. M.L. Management Co., Inc. |
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.
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Ranwez v. Roberts |
In this Georgia case, after sustaining severe injuries inflicted during a vicious attack by four pit bulls, Helene Ranwez sued her tenant neighbor and the owner of the rental property, Scott Roberts. The crucial question in this case was whether an out-of-possession landlord has liability for a tenant's dog bite. Roberts contended that because he had relinquished possession and control of the premises to his tenant, Glenn Forrest, he could not be held liable for Ranwez's injuries as a matter of law. In affirming the trial court's decision, the appellate court held that an out-of-possession landlord's tort liability to third persons is subject only to the statutory provisions of OCGA § 44-7-14, which makes it clear that a landlord who relinquishes possession of the premises cannot be liable to third parties for damages arising from the negligence of the tenant.
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Ranwez v. Roberts |
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.
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Rivers v. New York City Hous. Auth. |
In this case, the appellate court said that in order for the landlord to be held liable for injuries sustained as result of attack by tenant's pit bull, it must be demonstrated that the animal had vicious propensities and that landlord knew or should have known of these propensities. The trial court erred in taking judicial notice of the vicious nature of pit bulls, rather than letting the trier of fact determine whether the pit bull had displayed any signs of vicious or violent behavior prior to the incident. The order denying the defendant's motion for summary judgement dismissing the complaint was reversed. |
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Roberts v. 219 South Atlantic Boulevard, Inc. |
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.
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Sarno v. Kelly |
A dog bite victim sought damages against absentee landlords after the tenant's bull mastiff dog bit him in right thigh. The deposition testimony of one landlord indicated that he visited the rental house approximately once per month to collect rent and check on the house in general, and only on two of those occasions did he see the dog. During one of these visits, he petted the dog without incident. Thus, the landlord established that he neither knew nor should have known that the dog had vicious propensities, and that he did not have sufficient control over the premises to allow him to remove or confine the dog.
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Scott v. Donkel |
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.
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Sheldon Park Tenants v. ACHA |
The Allegheny Public Housing Authority decided to enforce it's "no pets" rule after years of unenforcement. This is a brief in arbitration. The tenants won. Includes a very interesting discussion of depression as a disability. |
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Smith v. Kopynec |
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.
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Stolte v. Hammack |
After home owner’s roommate was attacked by a pit bull inside the home, the victim filed suit against owner under the vicious animal and the premises liability statutes. The Court of Appeals held that, because the roommate knew about the dog’s vicious propensity to the same extent as the owner, the owner was not liable. Plaintiff must present evidence that the owner had superior knowledge of the dog's temperament for the owner to be liable.
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