The Most Common Roofing Problems in Northern Indiana (And How to Fix Them Fast)

If you own or manage a commercial building in Northern Indiana, your roof takes a beating. It doesn’t matter if you're in Elkhart, South Bend, Goshen, or Fort Wayne — the mix of snow, wind, heat, and heavy rain throughout the year is rough on flat and low-slope roofs.

The problem is, most of the time, you don’t realize there’s an issue until something goes wrong — like a leak dripping over inventory, a water stain spreading across the ceiling, or a crew calling you because a section is starting to sag.

By then, it’s urgent.

And when roofing problems go unchecked, they get expensive fast. Water damage, mold, insulation issues, rising energy bills — these are things that sneak up on you. That’s why catching problems early, and knowing how to fix them the right way, can save you thousands and help avoid major disruption.

At American Builders, we’ve worked on commercial roofs all across Northern Indiana. And no matter where we go, we see the same types of problems again and again — especially in the fall and winter months.

In this guide, we’re breaking down the most common roofing issues we see across the region, how to spot them early, and what you can do to fix them fast — before the next storm rolls in.

Let’s start with the one that causes the most trouble (and the biggest bills)...

Problem #1: Roof Leaks (And the Hidden Damage They Bring)

Let’s start with the obvious one — leaks. If you’ve been in Northern Indiana for any length of time, you know how fast the weather can turn. One minute it’s sunny, the next it’s pouring. In winter, it might rain, snow, and freeze all in the same day. All that moisture, melting, and refreezing puts serious pressure on your roof.

And flat commercial roofs don’t drain like a pitched roof on a house. When the surface isn’t sealed right or starts to break down, water has nowhere to go — and it finds a way in.

Here’s the tricky part: most leaks don’t show up right away. You might not see a single drop inside until the damage is already done. Water can creep in through cracks around HVAC units, drain openings, seams in the membrane, or spots where flashing has lifted. Then it soaks the insulation, spreads into your ceiling, and weakens the structure underneath. That’s when you start seeing stains, mold, and sagging tiles.

And by that point, it’s already too late for a cheap fix.

How to fix it: Don’t just patch the visible hole and call it a day. That’s a short-term solution that usually leads to more repairs later. What you really need is a full inspection from a commercial roofer who knows what they’re looking for. At American Builders, we walk the whole roof, check every seam, and identify where the water is really coming from — not just where it ended up.

If the leak is small and your roof is otherwise in good shape, a targeted repair may work just fine. But if the leaks are showing up in more than one spot, or the material is cracked and worn across the surface, that’s a sign it’s time to look at restoration or even replacement before winter makes things worse.

Problem #2: Ponding Water That Just Won’t Drain

If your roof holds water for more than a day or two after it rains, that’s not normal. It’s a warning sign. Flat commercial roofs are designed to shed water — even though they look level, they’re supposed to have just enough slope to guide water toward the drains or scuppers. But over time, things shift. Surfaces sag. Debris clogs up the drains. And the next thing you know, you’ve got standing water that just sits there for days at a time.

That’s called ponding, and it’s one of the biggest problems we see on commercial roofs across Northern Indiana.

It might not seem like a big deal at first. After all, what’s a little puddle? But that water starts breaking things down fast. It puts constant pressure on the roofing membrane. It can eat through seams, find weak spots, and soak into the insulation below. In winter, when it freezes, it expands and cracks the surface. Then it melts and gets in deeper. Then it freezes again.

This freeze-thaw cycle is brutal on your roof. And if that standing water keeps coming back, it almost always leads to leaks, soft spots, and eventually structural damage.

Ponding also attracts dirt, algae, and even birds. That extra weight and mess just adds to the wear.

How to fix it: First, figure out why the water isn’t draining. It could be as simple as debris blocking the flow, or it might be a low spot where the roof has started to sag. A good roofing crew can identify the problem and correct the pitch or add drains if needed.

If the roof surface is still in decent shape, a restoration system with a reflective, waterproof coating (like Conklin’s) can seal up weak areas and help prevent ponding in the future. But if the structure underneath has started to dip or fail, more serious repair work might be needed to restore proper drainage.

Either way, the fix needs to happen before snow and ice arrive. Because once that pond freezes over and starts expanding, things can go downhill fast.

Problem #3: Cracked or Blistering Membranes

Take a walk across your flat roof, and you might notice something strange — raised bubbles in the surface, spots that feel soft under your feet, or areas where the material looks dry, brittle, or cracked.

That’s not just old age. It’s a warning sign.

Those soft bubbles? They’re called blisters. They usually form when moisture gets trapped underneath the roof membrane — often because of poor sealing, small punctures, or damage from the sun. That trapped air or moisture pushes the membrane up and weakens it from the inside. Over time, the blisters can pop or split open, which lets even more water in.

Cracks are just as bad, if not worse. When roofing material starts to dry out or pull away at the seams, it leaves gaps that water and debris can easily get into. You might not notice it at first — especially if the crack is small — but once water finds a way in, it spreads quickly.

This kind of damage usually shows up on older roofs, especially those that haven’t been maintained regularly or are past their service life. But we also see it on newer roofs that were installed poorly or exposed to extreme heat and cold without proper protection.

And in Northern Indiana, with the kind of weather we get — bitter cold in January, hot sun in July — those temperature swings do a number on roofing systems. Materials expand and contract, day after day, year after year. Eventually, they give out.

How to fix it: If you catch the blistering or cracking early, restoration is often a great option. Systems like Conklin’s Fabric-Reinforced or Membrane Coating Systems are made for this kind of damage. They seal everything down, strengthen the surface, and add flexibility so the roof can handle more movement without splitting.

But if the cracks have already allowed moisture to get deep into the roof, or if the blisters are widespread and starting to tear, you might need more than just a coating. A professional inspection will tell you if the damage is skin-deep or structural.

Whatever you do — don’t ignore it. These kinds of problems almost never stay small. They grow quietly, and by the time you notice them from inside your building, they’ve already caused expensive damage.

Problem #4: Flashing Failures and Loose Seams

Most people don’t spend much time thinking about roof flashing or seams — until they start leaking. But these two things are some of the most common trouble spots we find during commercial roof inspections.

Flashing is the metal or membrane material used to seal areas where the roof meets something else — like HVAC units, vents, skylights, walls, or edges. It’s meant to keep water out of those joints. But over time, flashing can pull away, bend, crack, or rust, especially if it wasn’t installed properly or if the roof moves a lot with temperature changes.

When flashing fails, water has a clear path right into the building.

Loose seams are another quiet culprit. On flat roofs, large rolls of membrane are sealed together with adhesives or heat welds. But after years of hot sun, heavy snow, and freezing nights, those seams can start to lift or break apart. Once that happens, water can sneak between the layers and soak into the insulation underneath — sometimes without leaving any signs inside for weeks or months.

We’ve seen small gaps in flashing cause major ceiling damage. We’ve seen seams that look fine from a distance but peel back like tape when touched. These problems often don’t look like much until it’s too late.

How to fix it: The key here is early detection. During a proper roof inspection, we check every seam and every piece of flashing — not just the open areas. If we find gaps or failures, we reseal or replace those sections before they spread.

In many cases, if the seams are still mostly intact and the flashing damage isn’t widespread, a restoration system can cover the entire surface and seal everything in place. Conklin’s fabric-reinforced systems are especially good at locking down seams and protecting vulnerable areas like flashing.

But if the seams have already lifted across the roof or if the flashing is failing in multiple spots, your roof may need more than a coating. Ignoring it isn’t worth the risk. One strong wind or freeze-thaw cycle can tear open a section and lead to leaks that damage your building from the inside out.

Problem #5: Roof Damage from Snow and Ice

Winter is rough on flat commercial roofs — and in Northern Indiana, it’s not just a few inches of snow here and there. We’re talking about heavy, wet snow that piles up fast. Then it melts, refreezes, and turns into thick layers of ice that just sit there for days or even weeks. All of that weight and water takes a real toll on your roof — and if it’s already in less-than-perfect shape, it can push things over the edge.

One of the biggest risks is snow load. When snow piles up, especially after multiple storms, the weight can start to stress the roof’s structure. Flat roofs are built to hold a good amount, but there’s always a limit. Once that limit is crossed, the roof can begin to sag, warp, or even collapse in extreme cases.

Then there’s ice. When snow melts during the day and refreezes at night, it creates ice dams — thick ridges that block water from draining. That water backs up under the roofing material, sneaks into seams, and soaks into insulation. Even a small ice dam can cause major water intrusion if your roof’s seams or flashing are already weak.

And don’t forget about freeze-thaw cycles. Every time water freezes, it expands. That expansion pushes apart seams, cracks coatings, and slowly pulls up edges. Then it melts, drains into the cracks it just created, and freezes again. Over time, this cycle breaks down your roof from the inside out.

How to fix it: The best fix is to stay ahead of it. Don’t wait until your roof is buried under a foot of snow to think about maintenance.

If your building has had issues with ponding, leaks, or seam separation, now is the time to get a full inspection. We’ll check for weak spots, drainage issues, and structural concerns before the first big storm hits. If the surface is aging but still in decent shape, a restoration system — especially one with reflective, weather-resistant coatings — can help seal and protect the roof so it holds up through the winter.

If your roof is already sagging or if ice damage has been an issue year after year, it might be time for a more serious fix before it becomes an emergency.

When it comes to snow and ice, waiting is the most expensive option. A quick check now can prevent a very costly repair (or worse) in the middle of January.

Don’t Wait Until the Roof Fails

If you manage a commercial building in Northern Indiana, your roof is probably dealing with more than you realize. Leaks, ponding water, seam separation, cracked membranes, snow buildup — these problems don’t always scream for attention at first. But they add up fast.

And once you’re dealing with water inside your building, it’s already too late for a simple fix.

The good news? You don’t have to figure it all out on your own. At American Builders, we help business owners across Northern Indiana spot roofing problems early and fix them fast — before they turn into emergencies. Whether it’s a small repair, a full restoration, or just an honest assessment, we’ll give you straight answers and real solutions that protect your building and your bottom line.

We know these roofs. We know this weather. And we know how to make sure your roof holds up through the seasons ahead.

If you’re seeing signs of trouble — or if you just haven’t had your roof looked at in a while — now is the time. Let’s get ahead of the damage, not just react to it.

Reach out online to schedule your commercial roof inspection. We’ll take a look, explain what we see, and help you make the right move — no pressure, just good work you can count on.