I honestly didn’t even know the guest had a dog until my neighbor pounded on my door, screaming that a “pit bull” from my rental had just bitten his daughter’s arm. Now, the neighbor is suing me for $150,000 in medical bills and trauma, and my insurance company is pointing to the “Animal Liability Exclusion” on page 42 of my policy.
Key Takeaways
- The Strict Liability Trap: In many states, the property owner is liable for dog bites that happen on their land, even if it wasn’t their dog.
- Breed Exclusions: Most standard policies (and some commercial ones) exclude specific breeds (Pit Bulls, Rottweilers, Dobermans). If the guest brings one, you have zero coverage.
- AirCover’s Gap: AirCover generally provides liability insurance, but it often fights claims where the host “failed to enforce house rules” (i.e., you said “no pets” but didn’t check).
- The “Off-Premises” Rule: If the dog bites someone on the sidewalk in front of your house, many premise liability policies deny the claim because it didn’t happen on the property.
The “Why” (The Trap)
The trap is “Animal Liability Exclusions.”
Insurers hate dogs. They cause one-third of all homeowner liability claims. Because you (the host) cannot vet the guest’s dog, standard insurers view this as an uncalculated risk. They add endorsements that say, “We do not cover bodily injury caused by animals.”
Even if you allow pets, if you don’t have a specific “Animal Liability” rider that covers guest animals (not just your own), you are exposed.
The Investigation: I Called Them
I posed as a host asking, “If a guest’s dog bites a neighbor, am I covered?”
- Geico (Homeowners): The agent checked the notes. “If you are running a business on the property, and the dog belongs to a customer, that is a commercial liability. Your personal policy would deny this.”
- CBIZ (Commercial Rental): They were the clear winner here. Their policy is a Commercial General Liability (CGL) policy. They said, “We cover the premises liability. If a guest’s dog bites someone, we defend you.” They also confirmed no breed restrictions.
- Airbnb AirCover: I read the fine print of the $1M Liability Insurance. There is coverage for dog bites, however, they reserve the right to deny if the animal was “known to be dangerous.” How are you supposed to know? That’s the loophole they can use.
Comparison Table: Dog Bite Liability
| Feature | Standard Homeowners | CBIZ / Commercial | Airbnb AirCover |
| Guest Dog Coverage | NO (Business Exclusion) | YES | YES (Conditional) |
| Breed Restrictions | Yes (Strict) | NO | Unclear/Case-by-case |
| Off-Premises (Sidewalk) | Unlikely | YES (Usually) | Varies |
| Defense Costs | NO (If excluded) | YES | YES |
[IMAGE: Screenshot of an insurance policy highlighting the text ‘Exclusion: Bodily Injury arising out of or caused by any animal’]
Step-by-Step Action Plan
- Remove “Pets Allowed” if Uninsured: Unless you have confirmed commercial coverage for dog bites, turn off “Pets Allowed.”
- Add a “Dangerous Breed” Waiver: In your house rules, explicitly ban aggressive breeds. While guests might lie, this shows “duty of care” which helps your defense lawyer.
- Buy Commercial Liability (CGL): Switch to a policy like Proper, CBIZ, or a specific STR commercial policy. Ensure it does not have an “Animal Liability Exclusion.”
- Check the Fences: If you allow dogs, your perimeter must be secure. If a dog escapes through a broken slat you knew about, that is “negligence,” and you will lose the lawsuit.
FAQ
What about Emotional Support Animals (ESAs)?
You cannot legally decline an ESA in many jurisdictions, even if you have a “No Pets” policy. However, you are still liable if that ESA bites someone. This makes having the right insurance mandatory, not optional.
Does an Umbrella policy help?
Only if the underlying policy covers it. If your main home insurance excludes dog bites, your Umbrella policy excludes them too.
Can I sue the guest for the damages?
Yes, but good luck collecting. Most guests don’t have $150,000 lying around. The neighbor will sue you because you own the asset (the house).