Dog bites can cause devastating injuries — from deep lacerations and broken bones to permanent scarring, nerve damage, and lifelong emotional trauma. In the Commonwealth of Pennsylvania, dog owners are generally responsible for the harm their animals cause. But what happens when the dog belongs to a tenant? Can a landlord also be held liable?

At Sklarosky Law, we frequently handle serious dog bite cases throughout Luzerne County and Northeastern Pennsylvania, including complex cases involving landlord negligence. Here's what victims need to know about when a landlord can be held responsible for a tenant's dangerous dog.

Pennsylvania Dog Bite Law Basics

Under Pennsylvania's Dog Law (3 P.S. § 459-502(b)), dog owners are strictly liable for injuries their animals cause. Victims can recover medical expenses regardless of the dog's history. For severe injuries, additional damages such as pain and suffering and lost wages may also be available.

But in certain cases, the landlord of the property where the dog lives may share liability.

When Is a Landlord Liable for a Tenant's Dog?

Pennsylvania courts have recognized that landlords are not automatically responsible just because a tenant owns a dog. However, liability may arise if:

1. Knowledge of Danger – The landlord knew that the tenant's dog was dangerous.
   • Example: The landlord saw the dog act aggressively or admitted hearing constant barking and growling.
   • Example: “Beware of Dog” signs were posted on the property.
2. Control of the Premises – The landlord retained control over the property.
   • Example: The landlord had the ability to remove the tenant or enforce rules.
   • Example: The lease was oral or “rent-to-own,” giving the landlord continuing involvement.
3. Failure to Act – Despite knowing the danger, the landlord failed to take reasonable steps to prevent injury.

Case Law on Landlord Liability for Dog Bites

Pennsylvania courts have addressed landlord liability in cases such as:

1. Palermo v. Nails, 483 A.2d 871 (Pa. Super. Ct. 1984): A landlord may be liable if they had actual knowledge of a dangerous dog and control over the premises.

   • Landlord liability is fact-specific — often hinging on whether the landlord knew of the risk and whether they could have acted to prevent it.

Why This Matters for Dog Bite Victims

For victims, landlord liability may provide an additional source of recovery. Many times, a tenant may not have insurance or assets to cover damages. If the landlord's negligence contributed, their homeowner's or landlord insurance policy may cover compensation for:

• Medical bills
• Lost wages
• Pain and suffering
• Permanent disfigurement or scarring

Contact a Luzerne County Dog Bite Lawyer Today

If you or a loved one were bitten by a dog in Luzerne County — especially at a rental property — call Sklarosky Law today at (570) 283-1200 or use our online contact form. Dog bite cases involving landlords are complex and fact-specific. Do not wait — let us investigate immediately so we can fight to secure the full compensation you are entitled to under Pennsylvania law.