Snow Removal from Roofs

The Better Business Bureau receives a high volume of calls every winter regarding water damage caused by ice dams and snow on area roofs. There may be several reasons why these problems occur, ranging from inadequate insulation or ventilation in one's home to having debris left in gutters after fall clean up.

Inadequate insulation or ventilation can be corrected, but "Mother Nature" can't be controlled.

Professionals point out that besides removing snow from the roof, your safety is most important. DON'T JEOPARDIZE YOUR WELL BEING WHEN TRYING TO REMOVE THE SNOW AND ICE FROM YOUR ROOF. If you are unable to remove the ice and snow yourself in a safe manner, the BBB will provide a list of local BBB members who do ice and snow removal.

Melting Snow
A water leak from ice and snow is caused by interior heat. The ice and snow on the roof is melted from underneath by heat from the interior. Water from this melting is trapped and creates an ice dam on the roof, gutters and downspouts. The water then takes the path of least resistance and travels up the roof and under the roof system, or sideways and through flashings which were not designed for ponded water. When this happens, interior water damage can occur.

Hiring A Contractor
1) There is a wide range of fees being charged for ice and snow removal, anywhere from $25 to $150 per hour. Make sure to ask questions: Is the hourly fee per job or man? Does it include removal of snow from driveways and walks? Some companies are charging a "flat fee" plus a hourly fee just to go to your home, ask what is included in the "flat fee".
2) Make sure that the company has CURRENT liability and workers compensation insurance before hiring someone to go up on your snow covered roof. Ask them for the name of their insurance agency and call the agency to get confirmation of insurance or ask for the company's CURRENT certificate of insurance.
3) Expect that a contractor may not be able to provide immediate service. Many contractors are receiving hundreds of calls and can't set up appointments for several days.
4) Understand that there is no guarantee that the problem won't happen again. Many contractors are having customers signing waivers stating that they aren't responsible for damage incurred by their ice and snow removal, and there is no guarantee against future ice build up.
5) Be careful of contractors going door-to-door. Ask for proof of the company's reliability; how long in business, business card and contract with name, address and phone number of the company, references and call the Better Business Bureau for a reliability report.
6) Contractors should supply the homeowner with an estimate for repairs caused by water damage. Some contractors may tell you that you don't need to see an estimate, that they'll send it directly to your insurance company. Insist that you get a copy.

Remedies - Short Term
1) If the interior heat can't be eliminated, a "short term" remedy is to create water runoffs through the ice and snow so there is water discharge off the roof. Creating the runoff may unavoidably damage the roof. This unavoidable damage is a trade off and may be less severe than the interior damage caused by leaking water.
2) Some contractors may suggest that rock salt or calcium chloride be used to melt the ice and snow. This again may cause unavoidable damage. Some manufacturers of roof shingles don't suggest this, as it may cause damage to the shingles and void the manufacturer's warranty. If it is used, it's as the homeowner's liability.
3) Ice in gutters and downspouts are virtually impossible to remove without damage. In many cases, the gutter system has to be removed from the roof to allow for water to discharge. This may not eliminate ice dams that are caused by interior heat.
4) Flat roofs whose drains freeze will trap water on the roof system. The trapped water may accumulate to levels higher than the roof flashings, resulting in water leaks. The downspout needs to be removed and the drain may have to be cleared of ice so there is discharge.
5) Skylights covered with ice and snow may cause leaking because of their "weep holes" being covered. Internal condensation can't escape causing water. Remove the snow and ice from around the skylight. Make sure the contractor is aware that there are skylights, so they don't damage them if they are buried by snow.
6) If inside water leaks occur and form "pools" of water in the ceiling, puncture a small hole in the ceiling and allow water to escape into a container. If water is running near an electrical source, shut down the circuit breaker.
7) Never use heating devices, such as torches to melt the ice.

Insurance
1) Notify your insurance agent and if you aren't sure, find out what kind of homeowners insurance you carry. Depending on your insurance coverage, certain things may or may not be covered.
2) Once a claim is filed, your agent will notify the insurance company, who will assign a claims adjuster. Expect a phone call from the adjuster to discuss the claim or to set up an appointment to inspect the damage. They will be processing many claims, so please be patient.
3) Keep good records of ALL costs for repairs.
4) Safely attempt to minimize your loss by removing personal property from any damaged area.

Remedies - Long Term
To avoid "ice dam" leaks in the future, one must create a system that assures the roof deck will remain cold during all weather conditions. While this year's heavy snowfall has caused an abnormal number of homes and businesses to be affected due to its severity, it's important to have proper insulation and ventilation.

This report is general in nature and not intended as a reliability report on any company, service or product.