September and October: prepare the record
- Review the prior winter's leaks, ice locations, repairs, and resident complaints.
- Inspect gutters, downspouts, roof transitions, sealants, flashings, and drainage.
- Confirm snow-removal scope, access rules, emergency contacts, and authorization limits.
- Photograph recurring concern areas from repeatable viewpoints.
November: confirm readiness
Verify that roof drains and ground discharge paths are clear, loose materials are addressed, and maintenance teams know how to report changes. Keep roof plans, warranties, inspection records, and contractor contacts where the manager and board can retrieve them quickly.
December through February: observe safely
Track snowfall, thaws, visible ice, interior staining, ceiling changes, and drainage behavior. Do not rely on generic snow-depth rules: roof capacity, drifting, wet snow, rooftop equipment, and structural conditions vary. A qualified structural or roofing professional should set building-specific triggers.
Safety boundary: residents, board members, and untrained staff should not climb icy roofs. Snow and ice removal can damage roofing and create fall hazards; use qualified professionals with an appropriate plan.
March and April: compare and close the loop
After safe access returns, inspect the same roof areas, elevations, gutters, and interior locations documented before winter. Note what changed, what stayed stable, what repairs were made, and what should enter the capital plan.
Questions for the board packet
- Which observations require immediate action?
- Which conditions need confirmation or monitoring?
- Which recurring locations suggest a system-level issue?
- What work is covered by an existing warranty?
- Does the association need a common scope before seeking bids?
Create a before-winter property record
A condition baseline gives the board a dated reference for maintenance and future comparison.
Review the Property Baseline