Dog bite lawsuit... no insurance

Here’s the answer - yes, but it’s painful to enforce.

First, homeowners liability insurance is inexpensive to add for anyone that already has homeowners insurance. Maybe an extra $150/year for $300k. However, almost all MH Owners insurance companies either exclude dog / animal bite liability OR have a drop down limit of $25k or so. You can force tenants to buy it, but reminding them to keep it each time they miss a payment is a headache. Mobile Home Owners insurance in the SE quarter of the US is probably 2x to 3x the cost of the same in the rest of the US.

Second, you can also require owners of non-compliant dogs to carry dog bite liability insurance. The problem is that these policies cost about $700/year for $100k in liability coverage - if the dog has no prior biting history. We used to quote these policies in our agency until I saw that we’d quoted about 50 of them and 1 person bought it. The truth is tenant dog owners won’t buy it at that price. We’ve got a link for tenants to quote it themselves on our website, but few ever buy.

The best solution is:

  1. Have good dog/pet rules - No aggressive breeds, no dogs over 35 lbs, leash rule, one bite and you are out rule for compliant dogs

  2. Enforce the rules

You can’t truly buy Park Owners insurance unless you follow these rules in any event. Exceptions are allowed for properly documented emotional support animals and service dogs.