Ice Dams, Heavy Snow and Your Roof: What Home Insurance May Cover

A heavy snow season can be hard on a roof. Ice dams can push water under shingles and into ceilings, and the weight of snow and ice can strain or even damage the structure. A standard homeowners policy may help with sudden damage like this, but maintenance problems and flooding are usually treated differently. Here is what to check before winter arrives.

What is an ice dam?

An ice dam is a ridge of ice that forms along the edge of a roof. Heat escaping from the house melts snow higher on the roof, the water runs down and refreezes at the colder eaves, and the ice builds up. Water trapped behind that ridge can back up under the shingles and leak into the attic, walls and ceilings.

Does home insurance cover ice dam damage?

Standard homeowners policies usually cover water damage that results from an ice dam, such as stained ceilings, wet insulation or damaged drywall, because it is sudden and comes from above. A few points often decide how a claim goes:

• Resulting damage vs. the ice itself. Policies usually focus on the damage the leak caused inside the home. Removing the ice dam itself may be treated as maintenance and may not be paid.
• Roof condition. If the insurer finds the leak came from an old, worn or poorly maintained roof, part of the claim may be denied as wear and tear.
• Repeated leaks. A problem you knew about and did not fix may be harder to claim than a first-time event.
• Your deductible, which applies before the policy pays anything.

Roof damage or collapse from the weight of snow

Damage caused by the weight of ice, snow or sleet is a named covered peril in many standard homeowners policies, and that can include a partial or full roof collapse. Damage to belongings inside, and extra living costs if the home cannot be lived in during repairs, may also be covered depending on the policy. Detached structures such as a garage or shed are often covered under a separate part of the policy with its own limit, so check that limit too.

What usually is not covered

• Wear and tear and poor maintenance, such as an aging roof, clogged gutters left for years or missing insulation.
• Flooding from melting snow. Water that seeps in from the ground up, for example into a basement after a fast thaw, is usually flood damage. That is covered by a separate flood policy, such as one through the National Flood Insurance Program, not by a standard homeowners policy.
• Gradual leaks that went on unnoticed for a long time.
• Sewer and drain backup, unless you added an endorsement for it.

How to reduce the risk of ice dams

• Keep gutters and downspouts clear of leaves before the first snow.
• Improve attic insulation and ventilation so less heat reaches the roof deck. A roofer or energy auditor can check this.
• After a big storm, a roof rake used from the ground may help remove snow near the edge. Avoid climbing on an icy roof; hire a professional for heavy snow loads.
• Trim branches that could break under ice and fall on the roof.
• Watch for warning signs inside, such as water stains or damp spots on ceilings near outside walls.

If you find a leak or roof damage

1. Stay safe. Keep away from sagging ceilings and call a professional if the structure looks unsafe.
2. Prevent further damage where you safely can, such as catching dripping water and moving belongings. Policies usually expect reasonable steps to limit damage.
3. Document everything with photos and video of the roof, ice and interior damage.
4. Keep receipts for emergency repairs, tarps or snow removal.
5. Contact your insurer promptly and ask how they handle ice dam and snow load claims.

Quick policy checklist before winter

• Your deductible, and whether a separate wind or storm deductible applies in your area.
• Whether the weight of ice, snow or sleet is a covered peril in your policy.
• How your policy treats roof age, and whether roof claims are paid at replacement cost or actual cash value.
• Limits for other structures and for additional living expenses.
• Whether you need flood insurance or a sewer backup endorsement.

Learn more about how homeowners insurance coverages fit together, frozen pipes and home insurance, and what affects the price of home insurance, or compare home insurance by ZIP.

FAQ

Q: Does homeowners insurance cover ice dams?
A: Water damage that results from an ice dam is usually covered by a standard homeowners policy. Removing the ice itself, and damage tied to an old or poorly maintained roof, may not be.

Q: Is a roof collapse from heavy snow covered?
A: Many standard policies list the weight of ice, snow or sleet as a covered peril, so a collapse may be covered. Check your policy wording and deductible.

Q: Does home insurance pay for snow removal from the roof?
A: Routine snow removal is usually considered maintenance. Some insurers may reimburse reasonable emergency steps taken to prevent further covered damage, so ask before you hire someone if you can.

Q: Is water from melting snow in my basement covered?
A: If it seeps in from the ground, it is usually considered flood damage, which needs a separate flood policy.