Ice dams are a common threat in northern states during the colder months, and they can result in sizeable property damage claims. Homeowners and building maintenance crews continue to be the front line against this threat. Though most insurance policies don't typically cover ice dam removal, resulting interior and exterior damage may be included. Insurance professionals should be knowledgeable about the matter so that agents can provide informed coverage advice, underwriters can accurately assess risk, and adjusters can correctly evaluate claims. |

What are ice dams?

As the name implies, ice dams are literal dams made of ice that form on the roofs of buildings. They typically develop in the winter when heavy snowfall is followed by a prolonged period of below-freezing temperatures. The formation of an ice dam begins when dense snowfall accumulates on a building's roof. The warm roof melts the bottommost snow, which then flows down the roof. As the melted snow reaches a cooler portion of the roof, such as an overhang or even a section that's above a less heated room, the water refreezes into ice. This ice then creates a dam that blocks the flow of more melted snow, and the process repeats itself. Within a relatively short time, an ice dam can grow substantially in size and block a large volume of melted snow. Without a way to flow off the roof, additional snowmelt may seep under shingles or through crevices and into a home. Once the water finds its way indoors, of course, it can cause major damage. |

How much damage do ice dams cause?

Because of when and where they form, ice dams can wreak havoc before they're even noticed. They aren't readily apparent outdoors because heavy snowfall covers the dam, and they are often not obvious indoors because the initial damage occurs along the roofline. By the time a property owner notices a stained ceiling or peeling wallpaper, the property has already likely sustained significant damage. According to data analytics provider Verisk, the average settlement amount following an ice dam claim is around $8,000. This includes only the interior damage to properties and not any exterior damage that the dams also might have caused. Loss isn't only limited to the property, as there also could be liability from an ice dam's formation. Employees, customers, residents, or visitors could be injured if they inadvertently walk beneath melting blocks of ice or icicles that will fall from the roof. Roof damage inside the building could also potentially cause personal harm. The business or property owner would be liable in both instances, and that could lead to costly lawsuits. Steps can be taken before or once an ice dam forms to help alleviate these risks. |

What should property owners do when they notice an ice dam?

For buildings that develop ice dams, there are a couple of ways to temporarily mitigate potential damage. With both methods, the primary goal is to reduce snowmelt and allow melted water to flow off a roof. First, property owners can use a snow rake to pull snow down off the roof. Even if someone can only reach the edge of the roof, this removes snow from where an ice dam is most likely to develop. Without snow on an overhang, the chance of a dam is reduced — and one that does form will be more immediately visible from the outside. Second, property owners can also use calcium chloride ice melt to melt through existing ice dams. Products with this substance are available through retailers, but one of the most effective ways to use calcium chloride is to fill a spare pair of pantyhose with the salt. The salt-filled pantyhose can be carefully set in place across an existing ice dam so that the edge of the pantyhose is in the gutter or slightly overhangs the roof. The salt melts a channel through the ice dam, and then any additional snowmelt flows through this path rather than under shingles. Be mindful, however, that another potential liability risk stems from the snow removal process or from people getting on roofs to place the calcium chloride ice melt. |

How can property owners prevent ice dams?

Long-term solutions that prevent ice dams require changes to a building's roof and/or attic space. One of the most effective strategies is to improve a roof's insulation. With better insulation, less heat escapes from a building, and its roof remains cooler (review insulation recommendations in the gallery above). This reduces snowmelt on cold days, which in turn reduces the risk of ice dams since melting snow is the first step in their formation. As another preventive measure, property owners might also improve ventilation in the attic spaces immediately below their roof. Increased ventilation lessens moisture buildup within an attic and around a roof, which also helps keep the roof surface cool and dry. The main goal is to keep roof temperatures as close to the outside temperature as possible. For insurance professionals, it's essential to inform clients about the potential costly damage and liability ice dams present so policyholders can attempt to stop their formation at the first sign. Tim McKendry is the president of JMI Reports, a CCG IQ underwriting solution, and has been in the risk assessment industry for nearly 30 years. He is responsible for ensuring that JMI fulfills the promise of identifying all potential hazards that threaten buildings, premises, and people with its carrier and MGA partners. This report was first published by JMI Reports and is republished here with consent.

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