Lesson 30 — Understanding Hazard, Violation, and Posting Notices

(What to Look For & How to Document Them)**

During an inspection, one of your most important responsibilities is to identify and document hazards, code violations, and official postings on the property. These items often signal legal issues, safety concerns, or required client actions. Correct documentation protects NMFS, the mortgage company, and you.

1. What Is a Hazard?

A hazard is anything that could cause injury, property damage, or risk to occupants, inspectors, or the public.

Common hazards include:

A. Structural Hazards

  • Collapsing porch

  • Broken steps

  • Hanging gutters

  • Detached siding

  • Roof sections coming loose

B. Yard & Environmental Hazards

  • Large fallen limbs

  • Sinkholes

  • Exposed nails or metal

  • Broken glass

  • Flooded areas

  • Hazardous debris

C. Utility Hazards

  • Gas smells

  • Exposed wiring

  • Leaking water

  • Broken meter boxes

D. Animal Hazards

  • Aggressive loose dogs

  • Animal nests

  • Signs of infestation (bees, wasps, snakes)

If it could harm you or the occupant, document it.

2. How to Document Hazards Properly

You must provide:

A. Wide Shot

Shows the hazard in relation to the property.

B. Close-Up Shot

Shows the hazard clearly and in detail.

C. Detailed Notes

Explain:

  • What the hazard is

  • Where it is located

  • Why it is unsafe

  • How it affected your ability to inspect

Example:

“Broken front porch step—wood rotted and partial collapse. Unsafe to stand on. Unable to reach front door safely. Photos included.”

Safety overrides everything.

3. What Is a Violation Notice?

 

A violation notice is an official posting from:

  • City code enforcement

  • HOA (Homeowners Association)

  • County or municipality

  • Environmental or safety departments

Common types include:

  • Grass height violations

  • Trash/debris warnings

  • Unsafe structure notices

  • “Do Not Enter” postings

  • Fines for unmaintained property

These are legally important and must be documented clearly.

4. How to Document Violation Notices

Take three photo types:

A. Full Door/Area Photo

Shows where the notice is posted.

B. Mid-Range Photo

Shows the notice and part of the door/wall.

C. Close-Up Photo

Shows the text clearly so NMFS can read it.

Notes Must Include:

  • The issuing organization (City of…, HOA, etc.)

  • The date on the posting (if visible)

  • What the posting is for

  • Where you found it

Example:

“City of Perry Code Enforcement notice dated 1/20/26 posted on front door. States violation for overgrown yard. Three photos included.”

5. What Are Posting Notices?

Posting notices include:

  • Vacate orders

  • Condemnation notices

  • Utility shut-off tags

  • Fire department red tags

  • Police crime scene tape

  • Public health warnings

These are high-priority and must be documented with absolute clarity.

6. Special Rules When Postings Indicate Danger

If a posting says:

  • “Unsafe to Enter”

  • “Condemned”

  • “Do Not Enter Structure”

  • “Danger: Gas Leak”

  • “Biohazard”

Then you MUST:

  • Stay outside

  • Keep a safe distance

  • Take photos from afar

  • Note exactly what the posting says

  • Not attempt contact at the front door if unsafe

Example:

“Front door posted with ‘Unsafe Structure—Do Not Enter.’ Did not attempt contact. Photos from safe distance.”

This protects your safety and NMFS legally.

7. Documenting Utility Tags & Shut-Off Notices

Utility companies may leave:

  • Shut-off tags

  • Non-payment notices

  • “Do Not Turn On” warnings

  • Lock-out devices

  • Hazard tags

You must photograph:

  • The tag or notice

  • The meter

  • The lock

  • The surrounding area

Include notes such as:

“Electric meter locked with utility company tag dated 1/19/26. Power appears off.”

8. When You Cannot Access a Notice Safely

If a notice is posted behind:

  • A dangerous dog

  • A locked gate

  • A collapsed porch

  • Broken steps

  • Hazardous debris

Then:

  • Do not approach

  • Take photos showing the barrier

  • Explain the situation in notes

Example:

“Unable to photograph up-close due to aggressive dog blocking front door. Photo taken from safe distance.”

9. Never Remove Notices

You must never:

  • Remove a notice

  • Touch or alter it

  • Bring it with you

  • Reattach or fix it

  • Place your own notice over it

Document only — do not physically interact.

If you are inspecting a vacant property and it has a previously posted FTV from another client, remove that FTV notice and post the correct FTV notice from the cilent we are conducting the inspection for.

10. Common Mistakes to Avoid

  • Taking only close-up photos

  • Not showing the notice in context

  • Forgetting to clarify the issuing authority

  • Not including the date of the notice

  • Making assumptions about violations

  • Approaching unsafe structures

  • Not documenting barriers preventing access

Accuracy and safety come first.

Summary

Correctly identifying and documenting hazards, violations, and postings requires:

  1. Careful observation

  2. Wide, mid-range, and close-up photos

  3. Clear descriptive notes

  4. Safety-first decision-making

  5. Avoiding assumptions

These findings are legally important and heavily relied upon by NMFS and its clients.

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