How to Spot Storm Damage Before It Becomes a Winter Disaster
Summer storms in the Midwest don’t play around. Elkhart alone has seen its share of pounding rain, strong winds, and hail this year. Those storms leave scars — not always the kind you see right away. A flat roof can look fine from the ground but be hiding punctures, loose seams, or soaked insulation that’s quietly rotting away.
Here’s the problem: once fall turns into winter, those small wounds become major failures. Water trapped under a membrane freezes, expands, and rips the roof open wider. That tiny puncture? By December, it’s a full-blown leak dripping into your warehouse, office, or classroom.
I’ve seen too many business owners put it off, thinking they’ll “deal with it next spring.” Then they’re calling in a panic when water is pouring into their building during the holidays. And the worst part? Many times their insurance company points to “lack of maintenance” and denies the claim.
This post is about spotting storm damage now — while you can still fix it for a fraction of the cost — before winter turns it into a nightmare.
The Most Common Types of Storm Damage on Commercial Roofs
Not all storm damage screams for attention. Sometimes you’ll spot a gaping hole or a piece of membrane flapping in the wind. Other times, the real damage is hidden until water makes its way inside. Here’s what we see most often on flat and low-slope commercial roofs across Indiana, Michigan, Ohio, and Illinois.
Punctures and Tears from Flying Debris
When storms rip through, the wind carries debris — tree limbs, metal signs, loose hardware from nearby buildings. Even small objects slamming against a roof can puncture a membrane. Single-ply roofs (like TPO or EPDM) are especially vulnerable. A puncture the size of a nail hole can let gallons of water seep in during every rain.
What’s worse? Once water gets beneath the surface, it doesn’t dry out. It spreads. That insulation layer under the roof acts like a sponge, and before long you’ve got a wet, heavy system that’s rotting from the inside.
Wind Uplift and Loose Seams
Flat roofs are basically giant sails. Strong winds create suction that tries to pull the membrane up and away from the deck. If seams weren’t installed right — or if the adhesive has aged out — they’ll start to peel. At first, it may just look like a slight bubble or wrinkle. Give it one or two more storms, and you’ll see whole sections billowing up.
That’s not just cosmetic. Once the wind gets under there, it’s game over. I’ve seen entire roof sections peeled back like the lid on a sardine can.
Hail Blisters and Bruising
Hail is a Midwest special. Even “small” hail leaves its mark. On metal roofs, you’ll see dents. On membranes, you’ll often see blisters or soft spots where the surface took a beating. Sometimes the hail doesn’t puncture right away, but it weakens the material. By winter, those bruised spots crack open under ice and snow.
The tricky part? Hail damage can be tough to spot without getting up close. That’s why so many property managers miss it until leaks show up months later.
Clogged Drains and Ponding Water
Heavy rains dump water fast. If your roof drains or scuppers were clogged with leaves or debris during the storm, water had nowhere to go. That leads to ponding — big, shallow pools that sit on the roof long after the storm clears.
Here’s the hard truth: ponding water isn’t just an eyesore. It breaks down membranes, stresses seams, and adds weight to your structure. And in winter, those ponds freeze into solid ice. I’ve watched frozen ponds rip roofs apart as they expand and contract.
Flashing Failures
Flashing is the material around edges, walls, and roof penetrations (like HVAC units, vents, or skylights). Storms hammer those spots with wind-driven rain. If the flashing wasn’t sealed properly or has aged out, water sneaks right in.
Once flashing fails, the leaks usually show up inside fast. Ceiling stains, wet drywall, or dripping water around vents are all flashing-related most of the time.
Hidden Moisture in the System
This one is the silent killer. After a storm, water can sneak beneath the membrane without leaving visible signs on the surface. The roof may look fine, but underneath, insulation is soaked. That wet insulation loses its R-value (energy efficiency) and adds weight. Worse, it corrodes fasteners and weakens the entire system.
By the time you notice, mold may already be spreading inside the building. And good luck with insurance if you didn’t document the storm and get an inspection right away.
Bottom line? Storm damage on commercial roofs is rarely “minor.” What looks like a small blemish today is usually the start of a major failure tomorrow.
How to Spot the Warning Signs Before Winter Hits
Most commercial roof damage doesn’t wave a big red flag. The roof doesn’t cave in right away. Instead, it gives you little signs that something’s wrong. The problem is, most owners and property managers don’t know what to look for until it’s too late. Here’s what you should be watching for right now, in September, before the cold weather sets in.
Water Stains Inside the Building
If you see brown spots on ceilings or walls, don’t brush them off as “just a little water.” Those stains are the end result of a much bigger problem on the roof. By the time water makes it inside, it’s already traveled through insulation, decking, and other materials. That leak could be ten feet away from where you actually see the stain.
Bubbling or Wrinkling on the Roof Surface
If you walk the roof (safely, with permission), check for bubbles, blisters, or wrinkles in the membrane. These mean air or water is trapped underneath. That’s usually from storm damage — wind uplift or water intrusion. Left alone, these bubbles eventually split open.
Soft or “Spongy” Spots Underfoot
When you step on a roof and it feels soft, like a sponge, that’s wet insulation underneath. A storm probably pushed water under the membrane. This isn’t just a roof issue — it’s a structural weight issue. Wet insulation gets heavy fast.
Debris Around Roof Drains
Look at your drains, scuppers, and gutters. If they’re clogged with sticks, leaves, or gravel, you’re asking for ponding water. After every storm, drains should be cleared. If you notice standing water days after a rain, that’s a major warning sign.
Metal Flashing That’s Bent or Loose
Walk around the edges and equipment curbs. If you see flashing that looks like it’s pulled up, bent, or gapped, storms probably loosened it. Those small gaps are prime entry points for water. Once flashing lets go, leaks are almost guaranteed.
New Odors or Humidity Indoors
This is one most people don’t think about. If the building suddenly feels damp, smells musty, or your HVAC system is working overtime, you might have hidden roof leaks. Wet insulation and decking hold moisture, which raises indoor humidity and sets off mold growth.
Ice-Dam Setups in Waiting
It’s mid-September now, which means ice is just around the corner. Any place on your roof that already has ponding water is setting up to become an ice dam. Once that freezes, it pries open seams, rips membranes, and sends water backward under the roof system.
Here’s the truth: if you catch these warning signs in September, you can usually handle them with a repair or restoration. If you wait until January, you’re paying for emergency service, temporary patches, and sometimes even full replacement.
The High Cost of Ignoring Storm Damage
Some building owners think waiting saves money. In reality, ignoring storm damage is one of the most expensive choices you can make. Here’s what it really costs when you don’t deal with issues before winter.
Small Repairs Turn Into Full Replacements
A puncture, seam split, or loose flashing might cost a few thousand dollars to repair in September. Ignore it, and by February that same problem can mean tearing off and replacing an entire section of roof. Now you’re not spending $5,000. You’re spending $50,000 to $200,000.
I’ve seen owners kick the can down the road, only to call back in panic when water is pouring inside their building. By then, the damage is too widespread for a simple fix.
Interior Damage and Business Interruption
Roof leaks don’t stay on the roof. They destroy ceilings, drywall, flooring, and even equipment. In warehouses, leaks ruin product. In offices, they shut down work areas. In schools and hospitals, they put people at risk.
That downtime costs more than roof work. Every day your operation is disrupted, you’re losing money — not to mention the frustration of staff, tenants, or customers dealing with a “rain inside” situation.
Insurance Claim Denials
Here’s a harsh truth: insurance companies love to deny roof claims. If they can argue that your damage was “due to neglect” or “ongoing maintenance issues,” they’ll push the cost back on you. And if you didn’t document storm damage right after it happened, you don’t have much ground to stand on.
We’ve seen building owners left holding six-figure repair bills because their claim was denied. The reason? They didn’t call for an inspection until months later. By then, the insurer had all the excuse they needed.
Energy Costs Go Through the Roof
Wet insulation doesn’t insulate. Once water seeps in, your roof’s R-value drops fast. That means your heating system works harder all winter long, burning fuel and money. Those higher utility bills don’t show up right away, but they add up over months. By spring, you’ve spent thousands extra just trying to keep the building warm.
Structural Risk You Can’t See
Every roof system has a weight limit. Water-soaked insulation and frozen ponds put huge loads on your structure. Over time, that stress warps decking, rusts fasteners, and weakens support beams. What starts as a small leak can end with compromised safety.
You don’t want to explain to tenants, employees, or inspectors why part of your building’s roof collapsed after a snowstorm.
Emergency Repairs Cost Double
Here’s another truth contractors don’t always tell you: emergency work is expensive. If you wait until the dead of winter, you’ll be paying extra for crews to patch in freezing weather, haul in heaters, or rush materials. And those emergency patches? They’re just Band-Aids. You’ll still pay full price later for permanent repairs.
Bottom line: putting off storm damage doesn’t save money. It multiplies the cost. A roof that could have been repaired in September for a fraction of the price can become the single most expensive problem your building faces all year.
Why Shady Roofers Love Storm Damage (And How They Take Advantage)
Storms bring out the worst in the roofing industry. The minute hail hits or high winds tear through town, trucks with out-of-state plates start showing up.
These “storm chasers” love desperate business owners. They know you’re stressed, worried about leaks, and looking for a quick fix before more rain comes.
So they offer “free inspections,” take a few pictures of scuffs or dirt, and convince you the whole roof needs to be replaced.
Their bids look cheap on paper, but the workmanship is a joke. We’ve seen roofs supposedly “repaired” that start leaking again within months. By the time you try to call them back, they’re already gone — off to the next storm in the next state.
Even local contractors can play the same game…
Some intentionally overinflate storm damage to squeeze insurance claims.
Others slap on coatings that are little more than glorified paint jobs, then vanish when the coating starts peeling.
The truth is, storm damage is a gold mine for roofers who care more about fast money than long-term results. That’s why it matters to work with a contractor who only does commercial roofing and is rooted in the community.
At American Builders, we’re not chasing storms. We’re protecting schools, hospitals, warehouses, and offices right here in Elkhart, Indiana and across the Midwest — because when the storm is gone, you’re still the one living under that roof.
Steps You Should Take Right Now
When it comes to storm damage, waiting is the most expensive choice you can make. Here’s what every building owner or facility manager should be doing this fall — before the first freeze locks problems in.
Step 1: Do a Quick Walk-Through Inside
Start simple. Walk through your building and look for signs of leaks — water stains on ceilings, bubbling paint on walls, damp carpet, or musty odors. Even small clues can point to a roof issue. Document what you see with photos.
Step 2: Check the Roof After Every Major Storm
If it’s safe and you’re allowed access, walk the roof itself. Look for ponding water, clogged drains, torn seams, or loose flashing. Pick up debris left behind from the storm. If anything looks suspicious — soft spots, blisters, or damage around HVAC units — note it.
Step 3: Don’t Rely on “Free Inspections” from Strangers
If someone shows up at your door with a ladder and a business card right after a storm, shut it down. Storm chasers make their money by creating panic and pushing unnecessary replacements. Instead, call a local, established commercial roofing contractor. Someone who’s going to be around a year from now if there’s an issue.
Step 4: Get Documentation Before Winter
This one’s huge. Insurance companies often deny claims because owners can’t prove when the damage happened. A professional inspection with photos, moisture readings, and a written report gives you the evidence you need if a claim comes up later. Without it, you’re rolling the dice.
Step 5: Make Repairs Before Freezing Weather
Repairs done in September or October are straightforward. Crews can seal seams, patch punctures, or replace flashing without battling snow and ice. Wait until January, and every repair costs more, takes longer, and is less effective.
Step 6: Plan for Long-Term Roof Health
Storms will always come. The real question is how prepared your roof is to handle them. Partner with a commercial roofer who can help you track the condition of your system, document damage, and plan ahead. That way, you’re not reacting in crisis mode every time the skies open up.
The key: act now while problems are still manageable. Storm damage never fixes itself. It only gets worse, more expensive, and harder to fight with insurance the longer you wait.
Don’t Wait Until Winter Proves You Wrong
Every commercial roof in the Midwest takes a beating from storms. Some of that damage is obvious, but most of it hides until the cold sets in and it’s too late. The truth is simple: you either deal with storm damage in September on your terms, or you deal with it in January on the roof’s terms — and the roof always wins.
At American Builders, we’ve spent years fixing the messes left behind by storms, bad contractors, and delayed decisions. We only do commercial roofing. We know what flat roofs in Indiana, Michigan, Ohio, and Illinois are up against. And we’re here to tell you the truth: ignoring storm damage is the most expensive gamble a building owner can make.
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