Life Safety Issues in CRE Inspections: Recognition, Documentation, and Response

Of all the observations you'll make during a commercial property inspection, none carry more weight—or require more immediate action—than life safety issues. These aren't cosmetic concerns or maintenance preferences. They're conditions that could result in injury or death if left unaddressed.

Understanding Life Safety: Definition and Importance

According to the MBA Property Inspection Reference Guide, a life safety issue is defined as: "A visually obvious construction or design defect, or deferred maintenance condition that creates a potential hazard increasing the possibility of personal injury or death."

Common Life Safety Issues in Commercial Properties

1. Structural Issues

Compromised load-bearing elements, sagging or unstable structures, settlement or movement, and deteriorated stairs or landings.

2. Fall Hazards

Missing or damaged railings, inadequate railing height, excessive spacing in balusters, and trip hazards.

3. Fire Safety System Failures

Missing or non-functional smoke detectors, fire extinguishers missing from mounts, blocked exits, and non-functional emergency lighting.

4. Electrical Hazards

Exposed wiring, damaged electrical panels, water near electrical equipment, and improper modifications.

The Freddie Mac Distinction: Imminent vs. Potential Life Safety

Imminent Life Safety

Issues that are likely to cause harm and present an immediate risk to anyone who may encounter them. Examples include missing fire extinguishers, exposed live electrical wiring, and structural instability.

Potential Life Safety

Issues that have a lower capacity to cause harm or represent conditions that could become harmful. Examples include occasional sidewalk trip hazards and expired fire extinguisher tags.

Documenting Life Safety Issues

Required elements for each life safety issue:

• Specific location (building, floor, unit number)
• Clear description of hazard
• Extent/pervasiveness
• Impact on occupancy
• Recommended action
• Classification (Imminent or Potential)

The Bottom Line

Life safety issues represent the most critical aspect of property inspections because the stakes—human lives and wellbeing—couldn't be higher. Your diligence in identifying and reporting life safety issues isn't just good practice—it could literally save lives.