Condo Media - February 2012 - 42

INSURANCE

by Brendon Kilcoyne, CIC

Ice Dams and Snow Removal
The Insurance Perspective
he snowstorms of 2010-2011 turned the insurance industry on its head and changed the way insurance companies do business, not only with community associations, but also across the entire property landscape. Between legislative changes and the inability to keep up with massive snowfall, last year insurance companies paid out monetary amounts that they had not seen in years. This has caused cancellations of long standing policies, increased premium costs and demands for loss prevention measures. “Slip and fall” and “ice damage” are words insurance carriers are looking to erase from everyone’s vocabulary. Unless you are one of the lucky few from last February, you have heard the words “ice dam” many times over the past year. One of the major problems with this situation has been the lack of knowledge and information for people outside of the insurance field. Homeowners know they had roof damage, they know that it was repaired (hopefully) and they know their insurance costs have increased. What many do not know is why they are penalized for a problem Mother Nature caused, and what they can do moving forward to prevent these issues in the future. the snow and ice from the roof. On average, four to five feet of snow, going from the gutter up, should be removed from the eaves. This exposes the ice dam, and channels can be created in the dam by carefully breaking with a draining away. The water then backs up underneath shingles and siding and can come into the building. You can reduce the chances of water coming into the building with properly installed ice and water shield membrane, however during severe winter events the membrane is not 100 percent effective.”

Claims Process Problems And Legal Considerations
One of the major problems that can arise from ice damage and the claims process that follows is finding the source of the damage. The claims handling or “adjustment” is oftentimes longer, and more intensive, due to the nature of the loss and how the insurance policy will pay the claim. This timeline leaves many homeowners frustrated and without funding to fix the roof and other affected areas of their home, which exposes them to further problems if more snow falls. For these reasons, it is highly recommended that money and time be spent before any damage is done. Preventative measures may seem costly when performing them, but they pay off immensely, given the financial and emotional pains tied to the losses that can be created by this cause of nature. In the last two years, changes in Massachusetts state law have affected how community associations there deal with the removal of snow and ice from the roads, walkways, driveways and sidewalks in their associations. “Until the Massachusetts Supreme Judicial Court’s landmark decision in Papadopolous v. Target Corporation, associations were not liable for injuries caused by natural accumulations of snow and ice,” says Andrew Brooslin,

Minimizing Damage
The roof damage caused by snow and ice can be considerable, especially if it isn’t found at an early stage and the damage is able to spread. “If ice dams have formed and leaks have entered into the building, quick action should be taken,” says Rich Melo, of Newton Roofing. “It is neither practical nor necessary to clear all

hammer a one-foot-wide opening every five to six feet in the dam to relieve the pressure so the water can drain. “In no instance should a sharp tool, such as the claw of a hammer or ice picks, be used, as this greatly increases the likelihood that shingle damage could occur,” Melo says. “While these guidelines serve in most instances, every building presents its own challenge. This is hazardous work and should only be performed by an insured roof professional who can accomplish the work efficiently, safely and with minimal damage to your roof.” In addition, according to Melo, “The key to preventing ice dams is proper ventilation and sufficient insulation. Heat from the home melts the snow on the roof and water drains to the perimeter of the building, where it starts to freeze and builds up, eventually forming a dam, which prevents any water from

CONDO MEDIA • FEBRUARY 2012

Condo Media - February 2012

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