Building where snow sets the conditions
Buildings in snow country face loads and moisture conditions that lower elevations rarely see. Snow accumulates on roofs, drifts against walls, and slides off eaves. Meltwater refreezes, and freeze-thaw cycles work on every joint and crack.
Details that perform well in a mild climate can fail at elevation. A roof valley, a deck edge, or a window head that sheds rain well may not handle standing snow and ice. Roofs and decks must also carry the weight of accumulated snow, which building codes address through design snow loads.
de Haan & Associates lists snow country building among its specialties, and Gregg de Haan’s litigation support includes owner associations and resort properties from Lake Tahoe and Truckee to Mammoth Lakes. We serve clients in California, Arizona, and Montana. Elevation, exposure, and local snowfall all shape how a building in snow country performs.
High alpine waterproofing
Gregg de Haan, our founder and principal, specializes in high alpine waterproofing, roofing, and general construction. He also specializes in plan reviews as they relate to waterproofing above and below grade. These specialties address the parts of a building most exposed in snow country.
At elevation, waterproofing must contend with meltwater that sits on a surface for long periods. Ice can back water up under roofing and flashings, and snow piles against walls and doors. Membranes, laps, and terminations that would see brief wetting elsewhere may stay wet for much of the season. Materials and details must be chosen with that exposure in mind.
Transitions are where many alpine waterproofing problems begin: roof-to-wall joints, deck-to-wall connections, and the bases of walls where snow collects. These areas see the longest exposure to water and ice. Careful detailing and sequencing at these points matter greatly at elevation.
Ice dams, roofing, and sheet metal
Ice dams form when heat escaping through a roof melts snow, and the meltwater refreezes at the colder eave. Water can then back up under shingles or other roofing and enter the building. Ventilation, insulation, and eave detailing all influence how often they form.
Sheet metal at eaves, valleys, and penetrations carries much of the burden in snow country. Snow and ice sliding off a roof can also damage gutters, vents, and anything below the eave. Roof geometry and snow retention devices influence where sliding snow lands.
Roofing and sheet metal is one of our investigative specialties, alongside windows and doors, decks, site drainage, and subgrade waterproofing. Many snow country leaks trace back to these components.
Freeze-thaw, decks, and meltwater
Freeze-thaw cycles affect concrete, masonry, and cement plaster when water enters pores and cracks, then expands as it freezes. Over repeated cycles, small openings can grow into spalling, cracking, and delamination. Cement plaster and masonry joints are particularly vulnerable where snow sits against a wall.
Decks collect snow and are often cleared with tools and de-icing products that wear on surfaces and waterproofing. Site drainage has to handle a large volume of meltwater in spring, which tests grading and subgrade waterproofing alike. Ice that forms at drains and scuppers can block them when they are needed most.
Our investigative specialties include concrete, masonry, cement plaster, decks, and site drainage. These materials and assemblies are where freeze-thaw damage most often appears.
Investigation and testimony for mountain building defects
Snow country matters draw on the same work as any other: field investigation, photo and video documentation, comprehensive field reports, conceptual repair scopes, and cost estimates. The difference lies in the conditions, which call for close attention to snow, ice, and meltwater at every detail.
Our expert witness services cover settlement conferences, mediations, arbitrations, depositions, and trial. We are retained by attorneys, insurance carriers, building owners, homeowner associations, and contractors. Our goals in any dispute are clarity and accuracy.
Mountain building defects can take time to appear. Damage from a severe winter or a slow ice dam leak may not be visible until the following season, so early documentation helps establish what happened and when. Seasonal access to mountain sites can also affect when an investigation can take place.
What we examine
- 01High alpine waterproofing
- 02Roofing and sheet metal at eaves, valleys, and penetrations
- 03Ice dam conditions and related water intrusion
- 04Decks exposed to snow and ice
- 05Windows and doors
- 06Concrete, masonry, and cement plaster exposed to freeze-thaw
- 07Site drainage and meltwater
- 08Subgrade waterproofing
What you receive
- Plan reviews for waterproofing above and below grade
- Comprehensive field reports
- Photo documentation
- Conceptual repair scopes and cost estimates
- Expert witness testimony