Ice Dams and Wet Snow Loads on Ann Arbor's Low-Slope Roofs
Southeast Michigan winters put a specific kind of stress on commercial roofs that summer storms don't. Repeated freeze-thaw cycles, heavy wet snow, and ice damming at parapets and drains cause damage that isn't always obvious from the ground. We document snow and ice damage the same way we document any storm event: photos, measurements, and a written scope, staying in our lane as the roofing contractor rather than the party negotiating your claim.
How Ice Dams Form on a Commercial Low-Slope Roof
Ice damming on a flat or low-slope commercial roof works differently than on a pitched residential roof, but the mechanism is related. Heat loss from the building interior melts snow sitting on the field of the roof, and that meltwater refreezes at parapets, curbs, and drain outlets where temperatures run colder. Over a winter with multiple freeze-thaw cycles, ice builds up around drains and scuppers, backing water up against membrane seams and flashing details that weren't designed to sit under standing ice.
Freeze-Thaw Damage We Look For
A single hard freeze rarely damages a roof by itself. It's the repeated cycle, water gets into a seam or crack, freezes and expands, then thaws and lets more water in, that does the real damage over a Michigan winter. We check membrane seams near drains and parapets, coping joints, and any spot where ponding water was visible in fall for evidence of this cycle, since these are the areas that fail first.
Wet Snow Load and Structural Stress
A heavy, wet snowfall carries substantially more weight per inch than dry powder, and that load doesn't distribute evenly. It concentrates where wind has drifted snow against parapets or rooftop equipment, which is where we typically find cracked curb bases, bent drain strainers, and displaced coping after a major wet-snow event rather than uniform damage across the field.
Documenting Snow and Ice Damage for a Claim
We photograph ice accumulation locations, measure any structural deflection or cracking, and note which drains or scuppers were blocked or restricted. Snow and ice claims often involve a harder question than wind damage: separating storm-caused damage from a pre-existing drainage or insulation deficiency that made the ice damming worse. We document both honestly, since an insurer reviewing the claim needs to understand cause as clearly as extent.
Downtown and Older Building Stock Around Ann Arbor
Some of the built-up and modified bitumen roofs on older buildings around downtown and the near-campus commercial blocks have drainage systems that predate current code, with fewer or smaller drains than a roof built today would have. Those roofs are more prone to ice damming at drains during a heavy winter, and when a claim comes from one of these buildings we document the existing drainage condition alongside the storm damage itself.
Meeting the Adjuster After a Winter Event
When an adjuster reviews a snow or ice damage claim, we're available to walk the roof with them and point to the specific freeze-thaw or ice-dam evidence in person, since photos alone sometimes don't convey how localized the damage pattern is. We describe what we found and let the owner and adjuster work through the coverage determination from there.
Temporary Protection During an Active Winter Event
An active leak from ice damming or a cracked curb shouldn't wait on documentation before it's addressed. We secure the immediate breach first, whether that's a temporary patch at a drain or sealing a cracked curb base, and photograph conditions before and after that work so the claim record stays intact. Waiting to protect the building until every last detail is photographed usually just adds interior damage and cost without improving the documentation.
We're Your Contractor, Not a Public Adjuster
We inspect, document, and produce a damage assessment that reflects the true full scope of the ice or snow damage, including any code-required drainage upgrades. We don't file the claim, negotiate with the insurer, or promise a specific payout. Our role stops at giving you and your adjuster an accurate roof-level record.
Snow and Ice Roof Claim Questions We Hear
Does a typical commercial policy cover ice dam damage?
Most policies cover sudden, storm-related damage, but coverage for ice damming specifically depends on the policy language and whether an underlying maintenance issue contributed. We document the facts so that determination can be made accurately.
How do we know if roof damage is from this winter or from years of freeze-thaw?
We look at the damage pattern. Fresh cracking or displaced flashing tied to a specific cold snap looks different than gradual seam deterioration built up over several winters, and we describe both where they're present.
Should we clear snow off the roof before an adjuster visits?
Not without talking to us first. Clearing snow can remove evidence of drift patterns and load distribution that helps explain the damage, though active leaks should never wait on documentation.
Can ice dam damage show up somewhere other than where the ice was visible?
Yes. Meltwater can travel under the membrane before it re-freezes, so we check the full drainage path, including areas well beyond the spot where ice was visible from the ground or roof edge.
What if our roof has ice damming every winter?
That pattern usually points to a drainage or insulation issue worth addressing separately from any single claim, and we'll say so directly rather than treating a recurring problem as a one-time storm event.