The Hidden Damage Winter Left On Your Commercial Roof

Look, winter’s brutal up here in Indiana. Snow, ice, freeze-thaw, wind — your commercial roof just took a beating for three months straight.

And here’s the thing: a lot of that damage? You can’t see it right away.

That’s why spring inspections are so important.

Especially for property managers. You’ve got enough on your plate already — tenants calling, bills stacking up, maintenance backlogs. The last thing you want is a surprise roof leak during the first spring thunderstorm.

But roofs don’t always shout, “Hey! I’m broken!”
They whisper. Until it’s too late.

So let’s walk through what you need to look for this spring — the sneaky stuff winter leaves behind.

And how to spot problems before they wreck your building (or your budget).

1. Start With the Obvious – Look for Visible Roof Damage

First things first — don’t overthink it.

Just get up there (or hire someone who can) and take a good look around.

Here’s what you’re checking for:

• Tears or cracks in the membrane
  Snow and ice can cause shrinkage and stress cracks, especially if you’ve got an older roof. Even small tears let water in.

• Blistering or bubbling
  These are signs of trapped moisture under the membrane. Usually from freeze-thaw cycles. Left alone, they’ll pop and lead to bigger leaks.

• Loose flashing or edge metal
  Strong wind + fluctuating temps = metal that pulls up or shifts. That’s a leak waiting to happen.

• Missing or damaged fasteners
  Yes, it happens. Fasteners can back out or rust. One missing fastener in the wrong spot? Boom. Water entry.

• Drain clogs or debris buildup
  Melting snow carries leaves, sticks, gravel, all of it — and it piles up near drains. If water can’t drain, it’s gonna pond. And ponding leads to membrane breakdown.

And don’t forget: some issues aren’t from this year.

They just got worse because of this winter. So you’re not only looking for “new” problems — you’re checking for anything that’s gotten worse.

2. Check the Inside for Silent Signs of Water

Not all roof damage shows up on the roof. Sometimes, it shows up inside your building first.

So before you even grab a ladder or call your roofer, take a walk through the top floor or attic space.

Look around ceiling tiles, wall joints, and anywhere near skylights or vents. You’re not just looking for big ol’ leaks dripping onto desks — you’re hunting for the subtle stuff.

Here’s what to keep an eye on:

• Stains on ceiling tiles or walls
  Yellow or brown spots? That’s usually dried water. And that means you’ve already got a leak — whether you’ve seen the water or not.

• Peeling paint or bubbling drywall
  Moisture builds up behind walls when the roof leaks slowly over time. This is a huge red flag. Also? Mold loves that kind of hidden moisture.

• Musty smells
  Trust your nose. If it smells damp or earthy, there’s probably mold somewhere. Could be above the ceiling tiles or behind the walls. If it’s not plumbing-related, there’s a good chance it’s roof-related.

• Sagging ceiling tiles
  This one’s obvious, but easy to miss in utility rooms or corners of big buildings. Sagging tiles mean water’s been sitting there — which means the roof has been leaking long enough for water to pool.

• Rust on metal (HVAC, ceiling tracks, etc.)
  If you’re seeing rust stains around metal fixtures or supports inside, that usually means moisture is getting in from above.

Point is: if you see even one of these signs, it’s time to take the roof seriously. It’s way easier (and cheaper) to fix a small leak now than a full-on roof failure in July when the rain won’t stop.

3. Watch Out for Ponding Water and Drainage Problems

Alright, let’s talk about one of the most overlooked spring roof problems: standing water. Or as roofers like to call it — “ponding.” And no, we’re not talking about a peaceful koi pond. We’re talking about water just sitting on your flat roof. Doing damage. Quietly.

Here’s what happens. All winter long, snow piles up. Then spring rolls in, temps climb, and that snow starts to melt. Sounds great, right? Except… where’s all that water supposed to go?

If your roof’s drainage system is clogged, or sagging spots have formed over time, the water just sits there. Days. Sometimes even weeks. And that’s a problem. Roofing materials aren’t meant to hold water like a bathtub. So it starts breaking down the membrane. Little by little. Until eventually — yep, you guessed it — you get leaks.

Even worse, if water finds its way into insulation layers beneath the membrane, it can stay hidden for months. You might not even realize you’ve got damage until water finally makes its way inside. By then? It’s already caused rot, mold, and who knows what else.

So yeah. After winter, one of the smartest things you can do is check for low spots and make sure drains are clear and working. If you’ve got water pooling for more than 48 hours after a rain? That’s something you need to deal with now, not later.

4. Early Spring Is the Sweet Spot for Professional Inspections

Here’s the deal. You might walk your building, look around the roof, even peek inside — and think, “Eh, everything looks fine.” But roofs are sneaky. They can hide problems better than you'd think. That’s where a professional inspection comes in.

And early spring? It’s honestly the perfect time to do it.

Why? Well, for starters, winter damage is still fresh. So if anything did go wrong — cracked seams, split membranes, popped fasteners — a trained roofer will spot it before it turns into something expensive. You catch it early, you save money. Simple as that.

Plus, temps are ideal this time of year. It’s not blazing hot like summer. And there’s usually a little breathing room before those big spring storms roll through. That gives you time to get ahead of issues — instead of reacting to leaks while trying to keep the business running.

Another thing: insurance. If you’ve got damage from snow, ice, or wind, documenting it early helps if you end up needing to file a claim. Waiting too long can make it harder to prove it was winter-related. And nobody wants to be stuck footing the bill when insurance might have helped cover it.

Last but not least, let’s be real — commercial roofing contractors book up fast once spring hits. Everyone wants work done at the same time. Getting on a pro’s calendar early means you’ve got options. You’re not stuck rushing repairs or scrambling to get help when a leak shows up during a thunderstorm.

So, even if everything looks “fine” — get it checked. It’s way cheaper than finding out the hard way that your roof isn’t fine at all.

5. A Simple Spring Roof Checklist (That You’ll Actually Use)

Look, we get it — checklists aren’t exactly exciting. But when it comes to your roof, a solid spring checklist can save you a ton of money and headaches. And it doesn’t have to be complicated.

You don’t need a 40-page binder or some fancy inspection app. Just grab a clipboard, walk the roof (safely, of course), and go through these key things. You can even have your in-house maintenance team do a first pass, then call the pros if something looks off.

So here’s your no-BS spring roof checklist:

First, check for surface damage. Walk the roof and look for cracks, splits, or spots where the membrane looks worn out. If you’ve got ponding water or areas that feel soft under your feet? Mark those spots — they might need repair.

Next, check flashing and edges. That’s the metal stuff around the perimeter, vents, and other roof penetrations. If it’s loose, rusted, or pulling away, water’s probably sneaking in somewhere.

Then, look at your drainage. Make sure all the drains are clear of sticks, leaves, and sludge. Water needs to move — if it’s backing up, your roof’s in trouble. Same goes for scuppers and gutters (if your building has ‘em).

After that, take a quick walk inside the building. Look at ceiling tiles, corners of rooms, and around skylights. Any staining, bubbling paint, or musty smells? That could be a sign of a slow leak.

And finally — write it all down. Doesn’t have to be fancy. Just a short list of what you saw, where you saw it, and if anything seems urgent. That way, when your roofer shows up, they’ve got a head start and you don’t have to start from scratch.

This checklist? It’s like brushing your teeth. Do it regularly, and you prevent bigger issues. Skip it, and things start falling apart.

Small Fixes Now = Big Savings Later

Here’s something a lot of people get wrong: they wait. They see a small issue on the roof and think, “Eh, it’s not leaking yet, I’ll deal with it later.”

But that little crack? That slightly sagging spot? That bit of loose flashing? It’s not staying little for long.

Roof damage doesn’t just chill and wait for you to get around to it. It spreads. Water gets in, insulation soaks it up like a sponge, and before you know it — you’ve got interior damage, mold, and maybe even structural problems. And the cost? Way higher than it would’ve been if you just fixed it early.

Let’s say you’ve got a small tear in the membrane. Fixing that now? A few hundred bucks, maybe.

But if water gets in, ruins insulation, leaks through the ceiling and damages electrical? Now you’re talking thousands. And that’s before the cost of shutting down a part of your building to fix it all.

And don’t forget — if you ignore a bunch of “small” problems for too long, you might find yourself needing a full roof replacement years earlier than expected. That’s a six-figure hit that could’ve been avoided.

The truth is, spring is your window. Winter’s done its damage. Summer storms haven’t hit yet. If you take care of those little issues now, they stay little.

You get more life out of your roof, fewer surprise emergencies, and a whole lot less stress.

Final Thoughts: Don’t Let Winter Win — Get Ahead This Spring

Spring’s not just about sunshine and cleaning out storage closets. For property managers and business owners around Elkhart — it’s a make-or-break season for your roof.

Winter was rough. Snow piled up. Temps dropped. Ice did its thing. Now it’s your turn to step in, check for damage, and fix the little stuff before it turns into major headaches.

You don’t need to do it alone either.

At American Builders, we help commercial property managers all across Indiana, Michigan, Ohio, and Illinois get their roofs back in shape after winter. From full spring inspections to targeted repairs, we know what Midwest roofs go through — and how to keep them performing season after season.

So whether you’ve already spotted a problem or just want peace of mind before spring storms hit, let’s get you on the schedule. Your roof took care of your building all winter — now it’s time to return the favor.

Reach out to American Builders today to schedule your spring roof inspection.

Let’s catch the small stuff now — before it gets expensive.