Ohio Supreme Court to Weigh Landlord Liability in Dog Bite Case

COLUMBUS, Ohio — A legal fight over who is responsible when a dog injures someone at an apartment or mobile home park is headed to the Ohio Supreme Court, a case that could reshape liability for landlords across the state.

Dispute Over Landlord Liability

The case stems from a 2020 incident at a mobile home park playground, where a cocker spaniel seriously injured an 11-year-old boy. The child, whose mother is Kelly Hipshire, required emergency treatment and received more than 50 stitches. Hipshire sued the dog’s caretaker, Beth Anne Lake, and the property owner, Sun Secured Financing. Lake did not respond to the lawsuit, and the trial court ruled in favor of Sun Secured Financing without a trial.

Hipshire appealed and won a 2-1 decision from the Second District Court of Appeals. Sun Secured Financing then appealed to the state’s high court, setting up a key question for landlords who allow dogs on their properties.

What the Court Must Decide

Ohio’s dog law applies not only to dog owners but also to “harborers.” The central issue is whether a landlord becomes a harborer when dogs are permitted in shared spaces. Hipshire argues that property owners who control common areas—especially those who advertise as “dog friendly”—bear some responsibility for safety.

The company disputes that view. Sun Secured Financing says it should not be held liable for injuries caused by tenants’ dogs, pointing to park rules that ban certain breeds and require leashes in shared spaces. It argues that expanding liability to landlords would make it difficult for dog owners to find places to rent.

Broader Implications for Renters and Landlords

The case comes at a time when Ohio communities report about 17,000 dog bites each year, a number experts believe is far lower than the true total. Dog bite liability is a growing concern for rental properties, where common areas may increase the likelihood of encounters between tenants, visitors and animals.

A decision in favor of Hipshire could widen obligations for property owners, requiring stronger oversight of pets in shared spaces. A ruling for Sun Secured Financing could reinforce current practice, where responsibility generally remains with the dog’s owner or caretaker.

Legislative Context

The lawsuit arrives as lawmakers move to update the state’s dog laws. Following an investigation by several Ohio newspapers into gaps in enforcement and safety regulations, legislators passed an overhaul named after 12-year-old Avery Russell, who was attacked by two pit bulls in 2024. Gov. Mike DeWine is expected to sign the measure in December.

Supreme Court Review Ahead

The Ohio Supreme Court will hear arguments on Dec. 10. The ruling could influence rental policies statewide and determine how responsibility is assigned when a dog injures someone in a shared or common area.