Does Homeowners Insurance Cover Ice Dams?

Is ice dam removal covered by insurance?

Usually not. Insurers treat removing an ice dam, by steaming or any other method, as maintenance rather than a covered loss.

The exception is mitigation. Most policies require you to take reasonable steps to prevent further damage after a covered loss, and some insurers will reimburse removal when it is needed to stop water that is already coming in.

Ask your adjuster to approve the removal as emergency mitigation before you pay for it. Note who approved it and when, and keep the invoice.

What ice dam damage insurance usually covers

When meltwater backs up under the shingles and comes through a ceiling, most policies treat it as a sudden, accidental water loss. That typically includes the following.

• Stained, soaked or collapsed ceilings and walls
• Wet insulation inside the home's walls and ceilings
• Flooring, trim, cabinets and paint
• Damaged belongings such as furniture and electronics
• Drying equipment and emergency tarping to stop further damage

If a room becomes unlivable, check your loss-of-use coverage, also called additional living expense. It can reimburse reasonable extra costs such as a hotel and meals, and it carries its own limit on your declarations page.

Many policies limit or exclude mold remediation even when the water damage is covered. Look for a fungi, mold or rot limit on your declarations page, and start drying wet areas within a day or two.

What insurance usually does not cover

Several costs fall outside a typical ice dam claim, and knowing them ahead of time prevents surprises.

• Removing the ice dam, unless approved as mitigation
• Repairing or replacing a roof because of age, wear, poor ventilation or a missing ice-and-water membrane at the eaves
• Rot and staining from seepage that built up over months or years
• Damage you cause yourself while chipping at the ice
• Gutters bent or torn off by ice weight, which policies treat in different ways

Ask your agent directly how your policy handles gutters, because that is one of the most disputed items.

Why ice dam claims get denied

Most denials come down to evidence that the damage built up slowly rather than happening suddenly. Policies cover sudden water damage and exclude long-term seepage, so the adjuster looks for signs of age in the attic.

Old stain rings inside a new stain suggest earlier leaks. Dark, soft decking, rusted nails and matted insulation all point to repeated wetting over more than one winter.

The adjuster also weighs the attic as a system. Poor insulation and blocked soffit vents suggest a maintenance problem, while sound decking and fresh damage in one spot support a sudden loss.

What to do first when an ice dam leaks

Stop the water first, then report the claim the same day. Policies require prompt notice of a loss, and waiting until spring gives the insurer grounds to argue the delay hurt its investigation.

Photograph everything before anyone removes drywall or the ice melts. Inside, take wide shots and close-ups of each stain with a tape measure for scale, plus wet insulation in the attic if you can reach it safely.

Outside, photograph the ice ridge and icicles along the eaves, wide enough to show which part of the roof leaked. Keep receipts for fans, dehumidifiers, removal and any hotel stay, and write down when you first saw water.

Never chip at the ice with a hammer, hatchet or ice pick. Cold shingles crack easily, and damage you cause can turn a covered water claim into an uncovered one.

Water coming in now? Call (608) 909-9109. Our 24-hour storm line can help stop the leak, and our free inspection documents the roof and attic for your claim, the same way we document hail and wind damage claims.

Should you file an ice dam claim?

Compare the repair cost with your deductible before you file. A claim that barely clears the deductible still goes on your loss history, which insurers check at renewal and when you shop for coverage.

Claims are recorded in the CLUE loss-history database for several years, whether or not the insurer pays. A second water claim at the same address is where higher deductibles, water exclusions or non-renewal tend to show up.

Once wet insulation, flooring or several rooms are involved, the cost climbs quickly and a claim usually makes sense. Have the wet area opened up and estimated before you decide.

Condos, renters and landlords

In a condo, two policies are usually involved. The association's master policy typically covers the roof and structure, while your HO-6 policy covers interior finishes and belongings, depending on how the master policy is written.

Renters should notify the landlord in writing the same day, because the roof and structure are the landlord's responsibility. A renters policy covers your belongings and often includes loss of use.

Landlords claim the structure and finishes on their own policy. Loss-of-rents coverage may apply if the unit becomes uninhabitable.

If your ice dam claim is denied

Ask for the denial in writing, with the specific policy provision the insurer relied on. Then appeal with new evidence, such as dated photos, moisture readings, a contractor's written assessment and local weather records.

If the disagreement is about the amount rather than whether the damage is covered, check your policy for an appraisal clause. Each side hires an appraiser, and the two choose a neutral umpire.

For a coverage dispute that stays unresolved, you can file a free complaint with the Wisconsin Office of the Commissioner of Insurance. Our guide to what to do when a roof claim is denied walks through each step.

Fix the cause so it does not happen again

Ice dams form when heat escapes into the attic, melts snow higher on the roof, and the water refreezes at the cold eaves. Insurance pays for some of the damage, but only attic fixes stop the cycle.

Air sealing, insulation and balanced ventilation do most of the work, with an ice-and-water membrane at the eaves when the roof is replaced as part of a residential roofing project. Our guide to ice dams in Wisconsin explains the causes and prevention, and our attic ventilation page covers the repair side.

Getting ice dam damage documented

Ice dam evidence disappears as the ice melts and the stains dry, so document the damage while it is fresh. Buckshot Exteriors is family-owned and has worked on roofs since 1979, with offices in Madison, WI and Centerville, IA.

We offer a free on-site inspection, document the roof, attic and interior with dated photos, and meet your insurance adjuster on site. Our ice dam damage page explains repairs, and our insurance claims page explains the claim process.

Call (608) 909-9109 to schedule a free inspection, or request one online. If water is coming in right now, say so when you call.