Roger Van Fossen, Individually, And As Personal Representative Of The Estate Of Ann Van Fossen, Vs. Midamerican Energy Company And Interstate Power And Light Company ( 2009 )


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  •               IN THE SUPREME COURT OF IOWA
    No. 06–1691
    Filed November 13, 2009
    ROGER VAN FOSSEN, Individually,
    and as Personal Representative of
    the ESTATE OF ANN VAN FOSSEN, Deceased,
    Appellant,
    vs.
    MIDAMERICAN ENERGY COMPANY and
    INTERSTATE POWER AND LIGHT COMPANY,
    Appellees.
    Appeal from the Iowa District Court for Woodbury County, John D.
    Ackerman, Judge.
    Plaintiff appeals from a summary judgment ruling dismissing his
    wrongful death claim. AFFIRMED.
    Michael P. Jacobs of Rawlings, Nieland, Probasco, Killinger,
    Elwanger, Jacobs, Mohrhauser, Nelson & Early, L.L.P., Sioux City, and
    John Herrick and Benjamin D. Cunningham of Motley Rice, Mt. Pleasant,
    South Carolina, for appellant.
    William R. Hughes, Jr., of Stuart, Tinley, Peters, Thorn, Hughes,
    Faust & Madsen, Council Bluffs, and Jason Kennedy and Adam Jagadich
    of Segal, McCambridge, Singer & Mahoney, Chicago, Illinois, for appellee
    MidAmerican Energy Company.
    Leonard T. Strand and Kerry A. Finley of Simmons Perrine PLC,
    Cedar Rapids, for appellee Interstate Power and Light Company.
    2
    HECHT, Justice.
    This case presents the question of whether owners of a power plant
    have tort liability for the wrongful death of the spouse of an employee of
    an independent contractor.        In this suit against the plant owners, the
    plaintiff claims he was exposed to asbestos dust while performing
    construction and maintenance work at the plant over a period of several
    years. The plaintiff alleges he routinely encountered the carcinogen at
    the plant in the course of his employment and further asserts his late
    wife contracted mesothelioma as a consequence of her regular exposure
    to asbestos dust while laundering his work clothes. The district court
    granted the defendants’ motions for summary judgment, concluding the
    owners owed no duty to warn the spouse of an independent contractor of
    the health hazards posed by asbestos. On further review of the decision
    of the court of appeals affirming summary judgment in favor of the
    owners, we conclude the owners of the power plant owed no legal duty to
    give such warnings to the spouse of an independent contractor’s
    employee.
    I.     Factual and Procedural Background.
    Viewing the summary judgment record in the light most favorable
    to the plaintiff, a reasonable person could find the following facts.             In
    1973, Roger Van Fossen (Van Fossen) began working on a construction
    project at the Port Neal power plant near Sioux City, Iowa. At that time,
    the plant consisted of two functional power generating units, and
    construction of a third unit, owned by the corporate predecessors of
    MidAmerican Energy Company (MidAmerican), Iowa Power and Light
    (IPL), and one other power company, was underway. 1                  A year later,
    1IPL had no ownership or operational interest in Units 1 and 2, which were
    already operational when Van Fossen began working at the Port Neal facility. As there
    3
    MidAmerican, IPL, and ten other power companies and municipal
    utilities formed an agreement to build a fourth power generating unit
    which was not completed until sometime in 1980. 2
    MidAmerican, as the agent of the other owners, engaged Ebasco
    Services (Ebasco) as the general contractor for the construction of Units
    3 and 4.      The construction contracts gave Ebasco full control over its
    employees and the construction of both units. 3                    Van Fossen was
    employed by Ebasco as an iron-rigger on the construction projects from
    1973 to 1981. When the construction of Units 3 and 4 was completed,
    Van Fossen continued working at the Port Neal facility. He was hired by
    W.A. Klinger Co. (Klinger), a company that contracted to provide
    maintenance services on all four of the Port Neal power units.
    During his employment with Ebasco in the construction of Units 3
    and 4, and while performing maintenance work on all four of the units as
    an employee of Klinger until 1997, Van Fossen and his clothing were
    exposed to various asbestos-containing products.                 He wore his work
    clothes to his home where they were regularly laundered by his wife, Ann
    Van Fossen (Ann). 4
    ____________________________
    is no dispute in this case that MidAmerican and IPL succeeded to the interests of their
    corporate predecessors, we will not identify the predecessors in this opinion.
    2MidAmerican and the other owners participated in the construction and
    ownership of Unit 3 as “tenants in common.” MidAmerican acted as the agent of its co-
    owners, however, with full right to contract for materials and services necessary for the
    construction, and with “complete discretion in the construction and operation of such
    unit.” MidAmerican was similarly authorized by a written agreement to act as the agent
    of its several tenants in common in “supervis[ing] and perform[ing] engineering and
    other services in connection with the construction of Unit 4.”
    3Van Fossen makes no claim that the owners maintained substantial control
    over Units 3 and 4 during the construction phase.
    4Ann never visited the Port Neal power plant. MidAmerican and IPL suggest
    Ann’s exposure to asbestos dust may have come from sources other than the Port Neal
    power plants. In particular, the summary judgment record suggests Van Fossen was
    4
    After Van Fossen’s retirement in 1997, Ann was diagnosed with
    malignant peritoneal mesothelioma, a cancer commonly associated with
    exposure to asbestos. After Ann’s death, Van Fossen filed this wrongful
    death lawsuit against several defendants, including MidAmerican and
    IPL, asserting the defendants negligently failed to warn Ann of the health
    risks associated with exposure to asbestos. MidAmerican and IPL filed
    motions for summary judgment claiming they have no liability for Ann’s
    death because they owed no duty to warn family members of employees
    of independent contractors of the risks associated with exposure to
    asbestos.    After a hearing, the district court granted the motions,
    concluding MidAmerican and IPL owed no legal duty to Ann, the spouse
    of an independent contractor’s employee, who was exposed to asbestos at
    a location remote from the plant premises.
    We transferred Van Fossen’s appeal to the court of appeals. The
    court of appeals affirmed the district court’s summary judgment ruling,
    and we granted Van Fossen’s application for further review.
    II.    Scope of Review.
    We review a trial court’s grant of summary judgment for correction
    of errors at law. Faeth v. State Farm Mut. Auto. Ins. Co., 
    707 N.W.2d 328
    ,
    331 (Iowa 2005).     On motion for summary judgment, the court must:
    (1) view the facts in the light most favorable to the nonmoving party, and
    (2) consider on behalf of the nonmoving party every legitimate inference
    reasonably deduced from the record.         Estate of Harris v. Papa John’s
    Pizza, 
    679 N.W.2d 673
    , 677 (Iowa 2004).              Summary judgment is
    appropriate if “there is no genuine issue as to any material fact and . . .
    ____________________________
    also exposed to asbestos at locations away from the workplace while pursuing his
    hobby of automobile renovation. However, as we conclude the premises-owners owed
    no legal duty to Ann, we do not address this factual issue.
    5
    the moving party is entitled to judgment as a matter of law.” Iowa R. Civ.
    P. 1.981(3).    The existence of a legal duty is a question of law for the
    court to decide. Estate of Pearson ex rel. Latta v. Interstate Power & Light
    Co., 
    700 N.W.2d 333
    , 341 (Iowa 2005).
    III.     Discussion.
    A. Duty Theories Asserted by Van Fossen. It must be noted at
    the outset that Ann never visited the power plant.        Accordingly, Van
    Fossen’s claim on appeal that MidAmerican and IPL owed Ann a duty is
    not based on the well-established special duty of possessors of real estate
    to protect non-trespassers against dangerous conditions on real estate.
    See Restatement (Second) of Torts § 343, at 215–16 (1965). Instead, Van
    Fossen claims MidAmerican and IPL are liable as the employer of an
    independent contractor. Although the general rule is that “the employer
    of an independent contractor is not liable for physical harm caused to
    another by an act or omission of the contractor or his servants,” 
    id. § 409,
    at 370, Van Fossen contends several exceptions to this rule apply
    in this case. Specifically, Van Fossen relies on exceptions found in the
    second Restatement sections 413, 416, and 427 for work likely to create
    a peculiar unreasonable risk of physical harm unless special precautions
    are taken and for work involving a special danger inherent in the work.
    In addition, Van Fossen contends MidAmerican and IPL owed Ann a
    general common-law duty to warn of the risks associated with exposure
    to asbestos.
    We will discuss each of Van Fossen’s duty theories in turn.
    B. Duty to Provide for Taking Precautions Under Restatement
    (Second) Sections 413 and 416. Under sections 413 and 416 of the
    Restatement (Second) of Torts, one who employs an independent
    contractor may be liable if the work performed by the contractor involves
    6
    a peculiar unreasonable risk of harm to others. Under section 413, the
    employer has a duty to either (1) contractually allocate to the contractor
    the burden of taking precautions against a peculiar unreasonable risk of
    physical harm to others, or (2) exercise reasonable care to provide in
    some manner for such precautions if the employer should recognize that
    the work is likely to create such a risk. Restatement (Second) § 413, at
    384–85; Kragel v. Wal-Mart Stores, Inc., 
    537 N.W.2d 699
    , 703 (Iowa 1995)
    (stating section 413 addresses liability of the employer because of the
    employer’s actual fault). Under section 416, the employer may be held
    vicariously liable for the negligence of the contractor performing the work
    even though the employer has contractually or otherwise provided for
    precautions against the peculiar risk.    Restatement (Second) § 416, at
    395; 
    Kragel, 537 N.W.2d at 703
    (stating employer’s liability under section
    416 is vicarious).
    We have previously considered whether work performed by
    contractors involved risks so “peculiar” as to justify liability under these
    sections of the Restatement (Second). In two early cases, both involving
    roofing work, we found the exceptions applied and that a general
    contractor owed a duty to an employee of an independent contractor.
    Trushcheff v. Abell-Howe Co., 
    239 N.W.2d 116
    (Iowa 1976); Giarratano v.
    Weitz Co., 
    259 Iowa 1292
    , 
    147 N.W.2d 824
    (1967).            In Giarratano,
    without discussing why the employee’s work atop the roof eighty feet
    above the ground involved a peculiar risk, we summarily concluded
    substantial evidence of a peculiar risk appeared in the record supporting
    the existence of a duty on the part of the general contractor under
    7
    sections 413 and 416. 5 
    Giarratano, 259 Iowa at 1308
    , 147 N.W.2d at
    834.     Similarly, in Trushcheff, in summary fashion and without
    conducting an analysis of the features of Trushcheff’s roofing work that
    created a peculiar risk, we observed “it cannot be plausibly argued [the
    general contractor] owed Trushcheff no duty of care at the time of the
    accident” under sections 413 and 416. 
    Trushcheff, 239 N.W.2d at 126
    .
    We next addressed the concept of peculiar risk in Porter v. Iowa
    Power & Light Co., 
    217 N.W.2d 221
    (Iowa 1974).              The City of Altoona
    contracted with a paving contractor for the construction of a paving
    project. 
    Porter, 217 N.W.2d at 226
    . Porter, who was employed by the
    contractor, was electrocuted when a co-employee operating a crane
    brought it in contact with Iowa Power’s electric line.               
    Id. Porter’s administrator
    sued the city, the city’s engineer, and the power company
    alleging the defendants negligently failed to provide a safe workplace and
    to warn of the danger from the electrical line. 
    Id. at 231.
    Affirming the
    district court’s refusal to submit to the jury specifications of negligence
    based on sections 413 and 416, we concluded the presence of electric
    transmission and distribution lines near streets is a matter of common
    knowledge and a hazard that a paving contractor can reasonably be
    expected to take precautions against to prevent electrocution of its
    employees. 
    Id. at 232–33.
    Accordingly, we concluded the city owed no
    duty to Porter because the risk of physical injury arising from the electric
    lines was not a peculiar risk. 
    Id. at 233.
    Many types of industrial work involve some significant degree of
    risk that is outside the definition of peculiar risk under the Restatement
    5In Giarratano we also concluded summarily that the general contractor owed a
    duty under section 427. 
    Giarratano, 259 Iowa at 1308
    , 147 N.W.2d at 834. We discuss
    below the applicability of section 427 in this case.
    8
    (Second) sections 413 and 416.      In yet another case arising from an
    injury sustained by an employee of a roofing contractor, we expressly
    considered “[w]hat types of work by their very nature, involve a peculiar
    risk of harm.” Lunde v. Winnebago Indus., Inc., 
    299 N.W.2d 473
    , 478
    (Iowa 1980). We reasoned a peculiar risk of harm as contemplated in
    section 416 inheres in the nature of the work. 
    Id. at 477–78.
    Ordinary
    construction work requires routine precautions “ ‘which any careful
    contractor could reasonably [be] expected to take,’ ” and is therefore not
    generally considered to involve a peculiar risk. 
    Id. at 478
    (quoting 
    Porter, 217 N.W.2d at 232
    ).       Hazards introduced by the negligence of the
    contractor, rather than by the inherently dangerous nature of the work,
    are also not classified as peculiar risks. 
    Id. at 479.
    Consistent with the
    rule stated in Lunde, we subsequently held the use of scaffolding in a
    residential construction project did not involve a peculiar risk. Downs v.
    A & H Constr., Ltd., 
    481 N.W.2d 520
    , 526–27 (Iowa 1992). Our court of
    appeals applied the same rule in deciding an employee of an independent
    contractor who inhaled gas fumes and sustained a brain injury while
    cutting and capping a live gas line in a trench was not injured as a
    consequence of a peculiar risk.     Hernandez v. Midwest Gas Co., 
    523 N.W.2d 300
    , 305 (Iowa Ct. App. 1994).
    Applying the principles derived from the foregoing authorities, we
    conclude the risk that asbestos fibers would be carried home by
    Van Fossen and cause injury to Ann was not a risk that inhered in the
    construction and maintenance work performed by Van Fossen as an iron
    worker at the Port Neal facility. It was instead a risk that was occasioned
    by the failure of Ebasco and Klinger to employ routine precautionary
    measures against ordinary and customary dangers that MidAmerican
    and IPL could reasonably assume would be undertaken by any careful
    9
    contractor. These routine measures could have, for example, included
    workplace laundering or other safe management of clothing worn by
    construction workers exposed to asbestos at the Port Neal plant.
    Accordingly, we conclude the district court correctly determined the risk
    which led to the injury claimed by the plaintiff was not a peculiar risk
    under sections 413 and 416. 6
    C.    Contractor’s Duty as to Inherently Dangerous Activities.
    Van Fossen also contends the district court erred in concluding, as a
    matter of law, that MidAmerican and IPL owed no duty under
    Restatement (Second) section 427 under the circumstances presented in
    this case.      Under section 427, one who employs an independent
    contractor to do work which the employer knows or has reason to know
    involves an “abnormally dangerous activity” owes a nondelegable duty to
    those exposed to the hazard. Restatement (Second) § 427, at 418. To be
    an inherently dangerous activity, “the danger must inhere ‘in the activity
    itself at all times, whether or not carefully performed.’ ” Clausen v. R.W.
    Gilbert Constr. Co., 
    309 N.W.2d 462
    , 467 (Iowa 1981) (quoting Rodriques
    v. Elizabethtown Gas Co., 
    250 A.2d 408
    , 413 (N.J. 1969)). Thus a danger
    is not inherent in work “unless it attends the normal and usual method
    of doing the work.” 
    Claussen, 309 N.W.2d at 466
    . Stated another way, a
    danger for which the employer of an independent contractor remains
    liable “must be inherent in the work when properly done.” 
    Id. (emphasis added).
    We conclude the district court correctly determined MidAmerican
    and IPL owed no duty under section 427 as a matter of law. Van Fossen
    6Because  of the conclusory nature of the analysis in Giarratano and Trushcheff,
    we do not find them instructive. To the extent our decisions in Giarratano and
    Trushcheff suggest a more expansive definition of peculiar risk than has been developed
    in Porter, Downs, and Lunde, we disavow them.
    10
    failed at the summary judgment stage to produce evidence tending to
    prove Van Fossen’s exposure to asbestos constituted a special danger
    inherent in or normal to his construction and maintenance work had it
    been performed with routine safety precautions which any careful
    contractor could reasonably have been expected to take.               
    Porter, 217 N.W.2d at 232
    . To be sure, exposure to asbestos presents a grave health
    risk for industrial workers. The mere presence of such a grave risk of
    physical injury in the workplace is not, standing alone, sufficient to
    render work inherently dangerous under section 427. See 
    Hernandez, 523 N.W.2d at 304
    –05 (concluding grave risks associated with cutting
    and capping live gas line in an excavated trench arose from negligence in
    operative details of work and were therefore not inherent in the work).
    The grave risk associated with exposure to asbestos in the workplace at
    the Port Neal plant was not abnormally dangerous under section 427
    because it was not inherent in Van Fossen’s work. The risk arose not
    from the nature of the construction and maintenance work, but rather
    from the manner in which the work was performed by Ebasco and
    Klinger without reasonable safety precautions to manage the ordinary
    and   customary     dangers   associated       with   exposure   to     asbestos.
    Accordingly,   we   affirm    the   district    court’s   determination      that
    MidAmerican and IPL have no liability under section 427 under the
    circumstances presented in the summary judgment record.
    D.   General Duty to Exercise Reasonable Care.                    We next
    consider Van Fossen’s claim that MidAmerican and IPL owed a general
    duty to exercise reasonable care to warn Ann of health hazards
    associated with exposure to asbestos. This claim is separate and distinct
    from the special duty owed by employers of independent contractors
    under section 413 and the vicarious liability of such employers for the
    11
    negligence of their contractors under sections 416 and 427. 7 The district
    court concluded MidAmerican and IPL owed no duty to warn a household
    member of a person employed by an independent contractor. The court,
    applying the then extant analytical framework for determining whether a
    duty is owed, reasoned that an injury to Ann, a person with whom
    MidAmerican and IPL had no relationship, was not foreseeable to the
    defendants.    See J.A.H. ex rel. R.M.H. v. Wadle & Assocs., P.C., 
    589 N.W.2d 256
    , 258 (Iowa 1999) (holding courts consider the relationship
    between the parties, reasonable foreseeability of harm to the person
    injured, and public policy factors in deciding whether a duty is owed).
    After the district court filed its summary judgment decision in this
    case, we filed our opinion in Thompson v. Kaczinski, 
    774 N.W.2d 829
    (Iowa 2009). In Thompson, we adopted the framework proposed in the
    Restatement (Third) of Torts for the determination of the existence of a
    general duty to exercise reasonable care.            
    Id. at 834.
         Under this
    framework, the foreseeability of physical injury to a third party is not
    considered in determining whether an actor owes a general duty to
    exercise reasonable care. 
    Id. at 835;
    Restatement (Third) of Torts: Liab.
    for Physical Harm § 7 cmt. j, at 98 (Proposed Final Draft No. 1, 2005).
    Although the district court considered the foreseeability of a risk of
    physical injury to Ann in its analysis of the duty issue because it did not
    have the benefit of our decision in Thompson, summary judgment was
    nonetheless proper under our newly adopted analytical principles.
    Under the Restatement (Third) framework adopted in Thompson,
    an actor owes a general “duty to exercise reasonable care when the
    7It  is also distinct from the special duties owed by landowners described in
    Restatement (Second) sections 328E through 350, which Van Fossen does not assert in
    this appeal.
    12
    actor’s conduct creates a risk of physical harm.”               Restatement (Third)
    § 7(a), at 90. However,
    [i]n exceptional cases, when an articulated countervailing
    principle or policy warrants denying or limiting liability in a
    particular class of cases, a court may decide that the
    defendant has no duty or that the ordinary duty of
    reasonable care requires modification.
    
    Id. § 7(b),
    at 90. We conclude this case presents an instance in which
    the general duty to exercise reasonable care is appropriately modified.
    One who employs an independent contractor owes no general duty
    of reasonable care to a member of the household of an employee of the
    independent contractor. Instead of the broad general duty of due care
    described in Restatement (Third) section 7, employers of independent
    contractors owe only the limited duty prescribed in Restatement (Second)
    section 413 and may be held vicariously liable for the negligence of their
    contractors under circumstances described in sections 416 and 427. 8
    8We  note section 51 of the tentative draft of the Restatement (Third) of Torts
    proposes retention of the rule of limited liability for employers of independent
    contractors. The section summarizes the duties owed by possessors of land and
    provides:
    Whether a land possessor is subject to vicarious liability as the principal
    of an independent contractor hired to perform work on the land is
    governed by Restatement Third, Agency §§ 7.03–7.08. Nondelegable
    duties may be applicable to land possessors, thereby imposing vicarious
    liability for the torts of their independent contractors, and are contained
    in Restatement Second, Torts §§ 416–429.
    Restatement (Third) of Torts: Liab. For Physical and Emotional Harm § 51 cmt. g, at 32
    (Tentative Draft No. 6, 2009).         We conclude MidAmerican’s duty under the
    circumstances presented here was a limited one notwithstanding Van Fossen’s
    contention that at least a part of his exposure to air-borne asbestos fibers occurred as
    he passed through Units 1 and 2 en route to his work station during the construction of
    Unit 3. Van Fossen emphasizes MidAmerican—not Ebasco—was in possession and
    control of Units 1 and 2 at all times during the construction of Unit 3, and
    MidAmerican is therefore not entitled to the protection of a limited duty under sections
    413, 416, and 427 for any exposures experienced by Van Fossen while passing through
    Units 1 and 2. The district court concluded Van Fossen failed at the summary
    judgment stage to prove he experienced an actual exposure to asbestos while traversing
    Units 1 or 2, and Van Fossen does not separately challenge this conclusion on appeal.
    Furthermore, Van Fossen’s brief expressly disclaims any argument that MidAmerican
    owed Van Fossen or Ann a duty under Restatement (Second) section 343 as a possessor
    of the plant.
    13
    Our determination that MidAmerican and IPL owed only a limited
    duty to Van Fossen is also appropriate because the summary judgment
    record is devoid of evidence tending to prove MidAmerican and IPL
    exercised control over Ebasco or Klinger to such an extent as would
    support a broader duty. Under the retained control standard, one who
    employs an independent contractor is not liable unless he retains control
    of the contractor’s day-to-day operations. Hoffnagle v. McDonald’s Corp.,
    
    522 N.W.2d 808
    , 813 (Iowa 1994); see also 
    Porter, 217 N.W.2d at 229
    –
    30; Restatement (Second) of Torts § 414 cmt. c, at 388. “[T]he issue of
    retained control is inescapably part of the duty issue, which is
    necessarily and properly determined as a matter of law by the court.”
    
    Hoffnagle, 522 N.W.2d at 814
    .
    Our conclusion that no general duty of reasonable care is owed by
    employers of contractors under the circumstances of this case is
    consistent with the prevailing view in other jurisdictions.   Most of the
    courts which have been asked to recognize a duty to warn household
    members of employees of the risks associated with exposure to asbestos
    conclude that no such duty exists. See, e.g., Martin v. Cincinnati Gas &
    Elec. Co., 
    561 F.3d 439
    , 446 (6th Cir. 2009); Riedel v. ICI Americas Inc.,
    
    968 A.2d 17
    , 27 (Del. 2009); CSX Transp., Inc. v. Williams, 
    608 S.E.2d 208
    , 210 (Ga. 2005); Nelson v. Aurora Equip. Co., 
    909 N.E.2d 931
    , 939
    (Ill. App. Ct. 2009); In re Certified Question, 
    740 N.W.2d 206
    , 209 (Mich.
    2007); Adams v. Goodyear Tire & Rubber Co., No. 91404, 
    2009 WL 280398
    , *4 (Ohio Ct. App. Feb. 5, 2009).
    We have identified only four courts that have acknowledged the
    existence of a duty to warn employees’ household members of the risks
    associated with exposure to asbestos. See Zimko v. Am. Cyanamid, 
    905 So. 2d 465
    , 484 (La. Ct. App. 2005); Olivo v. Owens-Ill., Inc., 
    895 A.2d 14
    1143, 1149 (N.J. 2006); Satterfield v. Breeding Insulation Co., 
    266 S.W.3d 347
    , 354 (Tenn. 2008); Rochon v. Saberhagan Holdings, Inc., No. 58579-
    7-I, 
    2007 WL 2325214
    , *2-3 (Wash. Ct. App. Aug. 13, 2007). 9 However,
    three of these four cases recognizing a duty to warn are distinguishable
    because they did not involve independent contractors.                           Rather,
    Satterfield, Rochon, and Zimko concluded an employer owed a duty to the
    household member of its own employee. 
    Satterfield, 266 S.W.3d at 351
    ;
    Rochon, 
    2007 WL 2325214
    at *1; 
    Zimko, 905 So. 2d at 470
    . Accordingly,
    we do not find these decisions persuasive in this case because Van
    Fossen was not an employee of MidAmerican or IPL. Olivo, however, did
    involve the wife of an employee of an independent contractor hired by
    Exxon Mobil, the premises-owner, a factual scenario similar to the case
    at hand.      
    Olivo, 895 A.2d at 1146
    .             However, other key facts are
    significantly different.     The New Jersey Supreme Court remanded the
    case for further proceedings because a factual issue existed as to the
    amount of control Exxon Mobil exercised over the work being done by the
    subcontractor’s employee. 
    Id. at 1151.
    Specifically, there was evidence
    tending to prove Exxon Mobil knew of the risks of asbestos exposure and
    had failed to provide precautions to employees despite giving safety
    instructions and respiratory protection to employees of independent
    contractors. 
    Id. Because of
    the significant factual differences between
    Olivo and this case and also because of the public policy considerations
    discussed below, we are not persuaded by the decision in Olivo.
    The limited nature of the duty owed by employers of independent
    contractors takes into account the realities of the relationship between
    9Although  a fifth court concluded in In re New York City Asbestos Litigation, 
    786 N.Y.S.2d 26
    , 28 (App. Div. 2004), that a duty was owed to warn household members
    against exposure to asbestos, that decision was subsequently reversed. See In re New
    York City Asbestos Litig., 
    840 N.E.2d 115
    , 123 (N.Y. 2005).
    15
    employers and their contractors. One of these realities is that employers
    often have limited, if any, control over the work performed by their
    contractors.    Employers typically hire contractors to perform services
    beyond    the   employers’   knowledge,   expertise,   and    ability.   The
    contractors’ knowledge and expertise places them in the best position to
    understand the nature of the work, the risks to which workers will be
    exposed in the course of performing the work, and the precautions best
    calculated to manage those risks.         These realities dictate that the
    persons in the best position to take precautions to manage the risks are
    the contractors. The policy of the law therefore justifies the rule placing
    the primary responsibility on the contractor for assuring proper
    precautions will be taken to manage risks arising in the course of the
    performance of the work. The same realities justify the well-established
    rules limiting the liability of employers of independent contractors to the
    circumstances specified in Restatement (Second) sections 413, 416, and
    427.   If liability were not limited in this fashion, inefficiencies would
    result as employers would be required to develop the knowledge and
    expertise in their contractors’ fields so as to be prepared to understand
    even the ordinary risks involved in the work and assure that the
    precautions necessary to manage those risks are taken. As one court
    has noted, “if the law imposed on the principal liability for failure to
    supervise or monitor the contractor’s activities, the result is added cost
    for minimal benefit.” PSI Energy, Inc. v. Roberts, 
    829 N.E.2d 943
    , 953
    (Ind. 2005).
    Additional policy reasons support the imposition of only a limited
    duty on employers of independent contractors.                If employers of
    independent contractors were to bear an unlimited general duty to
    exercise reasonable care, as Van Fossen urges, when their contractors’
    16
    work involves asbestos, the universe of potential persons to whom the
    duty might be owed is unlimited. The general duty of reasonable care
    urged by Van Fossen would extend even to persons like Ann who never
    visited the property owned by MidAmerican and IPL. Such an expansion
    of the duty of employers of independent contractors to exercise
    reasonable care would arguably also justify a rule extending the duty to a
    large universe of other potential plaintiffs who never visited the
    employers’ premises but came into contact with a contractor’s employee’s
    asbestos-tainted clothing in a taxicab, a grocery store, a dry-cleaning
    establishment, a convenience store, or a laundromat. We conclude such
    a dramatic expansion of liability would be incompatible with public
    policy, and therefore reject it.
    IV.    Conclusion.
    The work performed by Van Fossen for MidAmerican and IPL did
    not   involve   a   peculiar   risk   or   abnormally   dangerous   activity.
    Accordingly, the district court correctly concluded MidAmerican and IPL
    owed no duty to Ann, a household member of an independent
    contractor’s employee.     Policy reasons lead us to reject Van Fossen’s
    invitation to impose a general duty requiring MidAmerican and IPL to
    warn Ann of the hazards associated with exposures to asbestos.           We
    affirm the judgment of the district court.
    AFFIRMED.
    All justices concur except Baker, J., who takes no part.