Snow / Ice Removal / Operations Expert Witnesses

Emily Goodman Shortall, CPM®, ARM®, is a Property Management Expert Witness on the property management standard of care in premises liability, habitability, negligent security, slip and fall, landlord-tenant and owner–manager disputes, with 23 years of Commercial and Multifamily Operating Experience. She is President, Property Management Division, Harvey Goodman Realtor (third-generation developer), and a former Regional Vice President (6,000+ units; 1.5M sq. ft. retail). She is a licensed real estate broker in Ohio, Georgia, North Carolina and Virginia, an associate broker in Pennsylvania and a salesperson in West Virginia.

Services for Counsel: consulting or testifying expert; record review, analysis of inspection and maintenance policies and procedures and failure-to-maintain response; expert reports, deposition and trial testimony; plaintiff and defense, nationwide.

Areas:

Retained Matters, 2026 (de-identified; six plaintiff, two defense):

1. Commercial office-building premises safety (plaintiff); final report.
2. Multifamily amenity-area operations and entry management (plaintiff); report in review.
3. Multifamily heating-equipment maintenance and CO detection (plaintiff); report in preparation.
4. Commercial loading-dock operations (plaintiff); final report.
5. Multifamily utility billing, master-metered community (defense); signed report.
6. Commercial sidewalk winter maintenance, mixed-use (defense); affidavit, report pending.
7. Multifamily owner oversight of third-party management (plaintiff); new engagement.
8. Sidewalk winter maintenance, leased property (plaintiff); new engagement.

Testimony: none yet as a retained expert; 20+ prior depositions as a corporate representative.

Method: compares what the organization said should happen with what its records show; opinions address property management practice, not legal, engineering or medical conclusions.

Credentials: IREM CPM® and ARM®; Governing Councillor nominee (2027–2029); former adjunct instructor; IREM award honoree; author, Journal of Property Management.

Swenson Consulting offers Snow Removal Expert Witness Services to legal professionals needing assistance with snow and ice removal slip and fall cases. As recognized snow experts, they are proficient in addressing issues related to black ice, sleet, freezing rain, slick conditions, freezing fog, and re-freezing. Swenson Consulting is very familiar with the snow and ice removal industry standard operations and practices across the country, and will help determine how this relates to the snow removal agreement or operations in a slip and fall incident or snow related accident.

Principal, Jeremy Swenson, CSP, has satisfied requirements by SIMA (largest nationally recognized snow and ice trade organization-Snow and Ice Management Association) to become a Certified Snow Professional. There are less than 300 CSP’s in the USA. Mr. Swenson owned and operated Snowmen, one of the largest snow and ice management companies in North America. He has been Security Clearanced and trained for onsite snow operations at the IRS Regional Headquarters, FBI Headquarters, Department Of Treasury Buildings, and many types of Airport, Railroad, Organ Transplant Centers, and Medical facilities. After overseeing thousands of commercial accounts over the years, he has worked through most every issue that is relevant to a snow removal operation in the industry.

Litigation Support - Mr. Swenson works with attorneys on defense and plaintiff sides with regards to snow removal, ice treatment, and snow removal best practices issues. He works nationwide and will travel. Swenson Consulting also offers detailed Weather Analysis services and reports for situations surrounding a slip and fall event or accident and will offer detailed weather expert witness consultation regarding the weather surrounding the slip and fall accident.

View Jeremy Swenson's Consultant Profile.