Responsible for dog bite?

Profile picture for thuypn
Hello,

Am I responsible for my previous tenant's dog bite?  I received a letter today from a neighbor in Phoenix, AZ where my rental home is located.  She stated that she got injure badly from dog bite.  My tenant moved out in early Feb 2011.  I can't find her anywhere.  This tenant vandalized the home.  I have police report.  The neighbor is asking me for my insurance and policy number.  Since I don't live in AZ and didn't know I have to register my home as rental, the neighbor is going after me.  Am I responsible for this incident?  I was not aware of anything until today.  Should I contact my insurance co.?  Do I need to submit my insurance info to the neighbor?  Do I need a lawyer?  I have rental insurance and lease agreement.    If anyone know or had this experience, I really appreciate your response.
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April 27 2011 - Phoenix
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Answers (3)

Profile picture for Sharon Lewis
....good advice here and do not put anything in writing with this person until you speak with your insurance company , let them handle it. Stop speaking to the person holding you responsible, defer her questions to your insurance company, thats why you  pay insurance. I bet you didnt even know the dog would bite.,right?
Good luck to  you....
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April 28 2011
Profile picture for Pasadenan
Your insurance company is the one that should advise you on this.  All property owners have tort-liability for injuries that occur on their property.  Renter's insurance is entirely different than the liability insurance that an owner usually carries.

You need to read the liability section of your policy to see what it states it covers.  If there is a tort condition on your property, you are liable, which is why you have liability insurance.

As far as the vandalism of your home, that may or may not be covered by your policy.  If you only had insurance as "owner occupied", then tenant vandalism will not be covered and that is your own financial issue.

Similarly, a tort condition created by a tenant on your property may not be covered by your liability insurance if you have insured it as owner occupied.  A lawyer will probably not be of much help in that condition.

Start with reading your policy, then calling your insurance agent to see how they interpret what is covered.  Then see what you can work out with the injured neighbor.  The neighbor will remain your neighbor unless you sell, so you really need to try to stay on good terms with them.

Unfortunately, most people that get into the rental business have no clue what they are getting into.  A lot of that is due to false propaganda spread by NAR and their members.
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April 28 2011
Profile picture for GoingForIt
Contact an attorney and your insurance company before doing ANYTHING else!  You're dealing with a potentially expensive and explosive situation, so do NOT take the advice of folks on a public real estate forum like this.  Seek legal counsel immediately!
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April 28 2011
 

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