Insurance, HOAs and leases: clear them before the dog arrives

Under section 38.2-2128, as FindLaw reproduces it, an insurer writing an owner-occupied dwelling policy may exclude liability for a "dangerous or vicious animal" that has bitten, attacked or injured a person or companion animal. It needs the named insured's written consent, which must be notarized or witnessed, and the excluded risk must be specifically identified.

In plain terms: if a dog ever bites, your insurer can ask you to sign away coverage for that animal. FindLaw warns its copy may not be current, so confirm with the General Assembly's site.

NerdWallet's guide to dog bites and home insurance says typical personal-liability limits begin at $100,000, medical-payments coverage is far smaller, and some insurers add fees or exclusions for breeds they deem high risk, naming German Shepherds among others. Some insurers instead decide by bite history.

• Describe the dog and its training to your agent before you buy.
• Get any exclusion or breed condition in writing.
• Ask about umbrella or standalone animal liability coverage if a standard policy declines.

We could not locate an official Virginia source that sets common pet limits for associations or landlords, so no figures here. Request the covenants or the lease addendum, read the breed and weight language, and ask what the enforcement steps are.