This winter in the Poconos reminded me just how powerful nature can be and how important preparation is. After a significant snowstorm that dropped nearly 22 inches of snow in a single event on top of other snow we received in the season, we experienced a serious issue at the clubhouse…dreaded ice damming.
The weight and buildup of snow and ice along the roofline in the creases and peak created the perfect conditions for ice dams to form. As temperatures dropped below what we have experienced in the last 10 years, our building heat increased which in the end added to melting snow that refroze at the eaves and prevented proper drainage. This led to water backing up under the roofing materials and eventually infiltrating the building, specifically both the men’s and women’s bathrooms.
This roof was only put on in the fall of 2022 and for it to have this issue was completely unexpected.
The Impact
Water intrusion affected the sheetrock and insulation, resulting in portions of both facilities being taken out of service. The disruption impacted residents and guests and required immediate mitigation and once the issue was identified, I took several key steps.
First, I arranged for snow removal from the roof. The dripping and the snow load alone posed a structural and safety concern, and removing it helped prevent further ice dam formation.
Next, we assessed the interior damage, removed compromised materials, and began the drying and repair process. I coordinated with our maintenance employees and our insurance carrier to ensure the restoration work could proceed efficiently.
Lessons Learned
This experience highlighted the critical importance of having proactive systems in place. Moving forward, implementing a seasonal checklists is essential that includes monitoring the snow accumulation levels, scheduling roof clearing when thresholds are met, and routinely inspecting for early signs of ice damming such as icicle buildup.
While we do conduct monthly building inspections, the tongue and groove ceiling more than likely hid some of the concern till it was too late.
Proper insulation and ventilation in the attic space can significantly reduce the likelihood of ice dams forming by maintaining a consistent roof temperature, we found we were experiencing a heat loss from the insulation failing. We also have heat cables along roof edges but with mother nature’s plans, it just wasn’t enough.
Moving Forward
While the situation was challenging, it served as a valuable learning experience. It reinforced the need for snow accumulation awareness with snow removal, more detailed inspection, and a clear response plan.
With better preventive measures and structured checklists in place, we can reduce the risk of similar issues in the future and protect both our facilities and the membership who relies on them.
About the Author
Cathleen M. Dunn, CMCA, AMS, PCAM, LSM is an onsite community manager with 25 years of property owners association experience am currently onsite for the last 14 years with A Pocono Country Place. My career has been defined by a strong commitment to elevating community management practices and supporting residents, team members, and governing bodies. Cathleen can be contacted by email at: cm@apcppoa.com or by phone at: 570.894.8356, x125.
