Can a Landlord Be Held Liable for a Dog Bite in New York?
Dog Bites and Landlord Liability in New York
Dog attacks are traumatic events that can leave victims with serious injuries, emotional trauma, and financial burdens. In New York and New York City, victims may have the right to pursue compensation not only from the dog’s owner but also from a negligent landlord.
At Greenstein & Pittari, LLP, our attorneys represent dog bite victims throughout New York State—including New York City, Long Island, and Westchester—and fight to hold both owners and landlords accountable.
When Can a Landlord Be Held Liable for a Dog Bite in NY?
Under New York law, dog owners are strictly liable for medical costs after a bite. However, landlords can also share responsibility if their negligence contributed to the attack.
A landlord in New York may be liable if:
- They knew or should have known the dog was dangerous.
- The attack occurred in a common area (hallway, lobby, elevator, stairwell, or courtyard).
- The lease prohibited dogs or dangerous breeds, and the landlord failed to enforce it.
- They had the authority to remove or restrict the dog but did not act.
This applies across the state—from Manhattan apartment buildings to suburban rental homes in Nassau, Suffolk, or Westchester County.
Key New York Case: Strunk v. Zoltanski
In the landmark case Strunk v. Zoltanski, the New York Court of Appeals ruled that landlords can be sued for allowing a known dangerous dog to remain on their property. This decision has shaped how courts across New York handle landlord liability in dog bite cases.
What Counts as “Knowledge of Vicious Propensities” in New York?
For a landlord to be held liable in New York, it must be shown that they knew—or should have known—the dog had vicious propensities. Examples include:
- Prior bites or attacks.
- Aggressive barking, lunging, or growling.
- Complaints from tenants or neighbors.
- Evidence the landlord personally “harbored” the dog by feeding, walking, or controlling it.
Dog Bites in Shared Residential Areas
If a bite happens in shared residential spaces—such as an apartment lobby in NYC, a stairwell in Yonkers, or a courtyard in Long Island—landlords may be responsible under New York premises liability law.
Emotional Support Animals (ESA) and Service Dogs in New York
New York landlords must accommodate tenants with service animals and emotional support animals under fair housing laws. However, these protections do not shield landlords when the animal is known to be aggressive or dangerous.
Building a Dog Bite Case Against a Landlord in New York
Our attorneys use strategic evidence to prove landlord liability, including:
- Tenant or neighbor complaints about the dog.
- Emails, letters, or texts showing landlord knowledge.
- Prior reports to police or animal control.
- Surveillance footage or photos of the attack.
- Lease agreements with pet restrictions.
Insurance Issues in New York Dog Bite Cases
Insurance coverage is a common challenge in New York dog bite lawsuits:
- Many homeowners’ and renters’ policies exclude dangerous breeds.
- Landlords may lack adequate coverage for common-area bites.
- Commercial property insurance varies by policy.
Our firm reviews all possible coverage to maximize compensation for your injuries.
Steps to Take After a Dog Bite in New York
If you are bitten by a dog on rental property in NYC, Long Island, or anywhere in New York State:
- Seek medical treatment immediately.
- Identify the dog, its owner, and the landlord.
- Take photos of injuries and the scene.
- Report the incident to local authorities or NYC Animal Care Centers.
- Call an experienced New York dog bite lawyer.
Dog Bite Injuries Can Be Severe
Common injuries from New York dog attacks include:
- Deep puncture wounds.
- Nerve damage and scarring.
- Rabies, tetanus, and other infections.
- Lost wages and long-term disability.
- PTSD and emotional trauma.
Victims are entitled to pursue damages for medical bills, lost income, pain and suffering, and permanent injuries.
Why Hire Greenstein & Pittari, LLP?
Our law firm represents dog bite victims across New York City and the entire state. We offer:
- Decades of experience with dog bite and landlord negligence claims.
- No legal fees unless we win.
- Proven results in both settlement negotiations and courtroom trials.
- Bilingual legal services.
- Offices serving clients throughout the five boroughs, Westchester, and Long Island.
FAQ: Landlord Liability for Dog Bites in New York
Q: Can a landlord be sued for a tenant’s dog in New York?
Yes—if the landlord knew the dog was dangerous and failed to take action.
Q: What if the dog bite happened in my apartment building’s lobby or hallway?
Landlords may be responsible for attacks in shared common areas.
Q: Does it matter if the dog was an emotional support animal?
No—ESA or service animal protections do not shield landlords from liability if the animal is known to be aggressive.
Speak With a New York Dog Bite Lawyer Today
If you or your child was bitten by a dog on rental property in New York City, Long Island, Westchester, or anywhere in New York State, you may be able to hold both the dog’s owner and the landlord accountable.
Call 1-800-VICTIM2 (1-800-842-8462) or fill out our online form for a free consultation with Greenstein & Pittari, LLP.
Don’t suffer in silence—let us fight for the compensation you deserve.