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Snow-Load Roof Collapses

A roof built to code should hold the snow its area expects. When a roof collapses under a normal snow load, look at who designed it, who built it, who changed it, and who was hired to clear it. These are often large commercial losses with many parties, so preserve the scene and bring in an engineer early.

What it coversDesign loads, architects and engineers, trusses, added rooftop weight, snow removal

Step-by-step checklist

Identify

Contact the claim adjuster right away. Ask them to hold the scene and for permission to retain an expert at the client's expense. Note the call in the file.
On every claim, ask the client whether they want an origin and cause investigator to review the scene, or confirm one is already assigned. Note their answer in the file so the decision is on record.
Make sure no evidence is touched or moved until the expert has secured the scene
Get the client's approval for the scene exam cost. Most run at least $1,600 with travel, the day rate, and expenses.
Get the snow depth and weight records for the storm
Find out the roof's design snow load from the plans or the building department
List everyone who designed, built, changed, or maintained the roof

Hands off until the expert arrives. Nothing at the scene gets touched, moved, repaired, or thrown out until the origin and cause investigator has secured it. Evidence that's moved early can sink the whole recovery.

Notify

Notify the architect, engineer, builder, roofers, equipment installers, and snow removal contractor
Notify their carriers
Secure the failed members, like trusses, joists, and connections

Investigate

Hold a scene exam with a structural engineer before debris is removed
Pull the plans, permits, and inspection records
Check for later changes, like new rooftop equipment or a second roof layer
Check the statute of repose on older buildings

Demand

Review payments and out-of-pocket costs
Sort the supports into photos, estimates, invoices, and reports
Send the full demand packet

Negotiate

Keep every party on notice until the engineers agree on the cause
Follow up, and use a tolling agreement if the deadline is close
If liability is accepted, negotiate. If not, review for ADR or suit.

Settle

Review the release, and make sure it doesn't free the other parties
Receive payment, issue the deductible and client payments
Final file review, then close

1. Identify

Common causes

Cause	What goes wrong
Under-design	The architect or engineer used the wrong snow load, or missed drifting next to taller walls or parapets
Construction errors	The builder didn't follow the plans, used the wrong trusses, or missed connections
Truss defects	Trusses made or designed wrong by the truss company
Added weight	New rooftop HVAC units, solar panels, or an extra roof layer added without checking the structure
Snow removal	A contractor piled snow in one spot, or didn't clear the roof as the contract required
Drainage	Clogged drains let snowmelt freeze and pond, adding weight

Responsible parties to consider

The architect and structural engineer
The general contractor and the framing or roofing subcontractor
The truss manufacturer and its engineer
Rooftop equipment or solar installers
The snow removal contractor
A property manager who was supposed to arrange snow removal

Was it really an extreme storm?

The defense will say the storm was bigger than anything the roof should handle. Get snow depth and weight data for the property's area and compare it to the design load. If the snow was within the design load, the roof should have held.

2. Notify and investigate

Preserve the scene

Collapses are often cleared quickly for safety. Photograph everything and have your engineer tag and save the failed members before the debris is hauled away. Notify all parties before removal so they can attend.

Evidence checklist

Snow depth and weight records for the storm
Plans, structural calculations, and truss drawings
Building permits and inspection records
Records of later roof work or added equipment
Snow removal contract and service logs
The failed trusses, joists, and connectors
Photos and drone video before debris removal

3. Demand, negotiate, and settle

Liability theories

Professional negligence by the architect or engineer
Negligent construction, and breach of contract or warranty
Product liability against the truss maker
Negligence or breach of contract by the snow removal contractor
Code violations

Defenses to expect

Defense	How to answer it
Act of nature, record snowfall	Snow data compared to the design load
Statute of repose	Construction repose periods often run around 7 to 10 years from completion, and vary by state. Check early.
Certificate of merit	Some states require an expert's affidavit before suing a design professional. Line up the engineer early.
It was another party	Keep everyone on notice until the engineers sort it out
The owner didn't clear the roof	The contracts and who had the duty to clear it

Negotiating and settling

Expect several carriers and coverage counsel on larger losses. Stay on deadlines.
Review the release with the release checklist.
Close with the standard closing letter and the deductible reimbursement letter.

4. Letters for this loss

Step	Letter	Sent to
Identify	Subrogation Opening Letter to Insured	Insured: plans, contracts, photos
Notify	Notice of Subrogation Interest and Insurance Request	Design professionals, builders, snow removal
Notify	Notice of Subrogation Interest to Adverse Carrier	Each party's carrier
Investigate	Evidence Preservation and Joint Scene Exam Notice and to Responsible Party	All parties, before debris removal
Investigate	Joint Lab Exam Notice	All parties
Demand	Subrogation Demand to Adverse Carrier	Carriers
Negotiate	Second Demand with Escalation Notice, Tolling Agreement Request	Carrier(s)
Settle	Release Review Checklist, Closing (Made Whole) or Pro Rata, Deductible Reimbursement	Client and insured
No recovery	No Recovery Closing Letter	Client, for example when the snow exceeded the design load

Sources