The Front Range storm year, from a roof's point of view
Timing varies year to year; this is a general pattern.
- Late winter
- Freeze-thaw cycles and snow drifting against parapets and rooftop units stress flashing and sealant joints.
- Spring
- Heavy wet snow and the first thunderstorms load roof drains that may be partly blocked by winter debris.
- Late spring to summer
- Peak hail season along the Front Range. Hail can puncture or bruise roof membranes, crack skylights, and damage rooftop equipment fins and housings.
- Summer afternoons
- Short, intense downpours with wind push water sideways into curtain wall joints, louvers and window frames.
- Fall
- A good window for roof inspections and repairs before freezing weather returns.
Why envelope leaks are hard to find
Water entering through a roof membrane can travel along the deck or insulation before dripping through at a seam. In a curtain wall, water that gets past the outer seal is meant to drain out through weep holes; when those are blocked or the inner seals fail, it can show up at a window sill several floors below the actual entry point.
Hail damage is often invisible from the ground and sometimes from the roof itself. Bruised membranes, crushed insulation under the membrane, and dented metal can take months to start leaking. That timing matters for insurance, because many policies require prompt notice of a loss and some have deadlines for claims. Ask your agent what applies.
After a significant storm
Check the interior first
Walk top floors, stair penthouses, mechanical rooms and perimeter offices for drips, stained tiles and wet sills.
Send a qualified person to the roof
Have the roofing contractor or engineer inspect membranes, flashings, skylights, drains and rooftop equipment. Do not send untrained staff onto a wet, damaged roof.
Protect openings
Temporary covers over punctures or broken skylights limit more water entering before permanent repairs.
Photograph hail evidence
Dented rooftop units, damaged vent caps and hail collected in drains help establish the date of damage.
Dry the interior
Treat wet insulation, ceiling tiles and wall cavities at the perimeter promptly, even if the roof repair will take longer.
Envelope items to add to routine inspections
- Roof drains and overflow scuppers clear.
- Parapet caps and counterflashing secure.
- Sealant joints at curtain wall and precast panels intact.
- Weep holes in window systems open.
- Skylight frames and glazing free of cracks.
- Rooftop equipment curbs flashed and watertight.
Common questions
Who gets called first, the roofer or the restoration contractor?
Usually both, in parallel. The roofer stops new water from entering; the restoration contractor dries what already got in.
General information for Downtown Denver, not a quote or professional advice. In an emergency, call 911.