Snow and Ice Management

By the time you read this, your community no doubt has a snow and ice management plan in effect—but that does not mean it cannot, or should not, be tweaked. Often overlooked in such plans is preparation. The following steps will help facilitate snow removal and mitigate weather-related problems:

• Clear debris from paved areas, particularly catch basins and stormwater inlets. Impaired drainage can result in ice formation and related hazards. Stormwater conductors should be routinely inspected and cleaned as necessary.
• Inspect and adjust utility access covers in paved areas as needed to ensure they are flush with the surface. Snowplows can damage or dislodge fixtures they encounter. Impact with utility rings can also damage snow removal equipment. Some municipalities and utility providers will repair these features for free to prevent emergency calls for missing or broken lids.
• Repair potholes in asphalt before winter, or they will almost certainly expand. Proper repair entails full-depth removal of distressed pavement and patching with hot-mix asphalt. “Cold patching” should be avoided if possible, as it does not bond well and can easily dislodge. It may be used temporarily when hot-mix asphalt is unavailable.
• Designate areas for placement of removed snow. Space may be limited, requiring use of secondary locations. Heavy snowfall may force the sacrifice of parking spaces, fencing, or landscaping. Alternatively, snow can be transported off-site, though this is costly and not always available.
• Never deposit snow around fire hydrants, mailboxes, wheelchair ramps, or trash areas. Hydrants should be clearly mapped and kept accessible. Speed bumps and ramps should also be mapped so plow operators can avoid them.
• Take photographs annually (ideally before leaves fall) of areas affected by snow removal, including pavement, islands, signage, and landscaping. This documentation helps with property damage claims.
• If your community uses a contractor, consider the following:
  • Require certificates of insurance (general liability, vehicles, workers’ compensation, etc.). Ensure your community and management are listed as additional insureds and that coverage levels are adequate. This should also apply to subcontractors.
  • Request a list of materials used, along with Material Safety Data Sheets (MSDS) and manufacturer recommendations.
  • Confirm response times and availability of materials and equipment.

A critical aspect of snow and ice management is preventing slip-and-fall accidents in pedestrian areas. Chemical deicers are commonly used, but keep in mind—they treat ice, not snow.

Crumbling concrete is often blamed on deicing agents, especially salt (sodium chloride). Salt does not chemically attack concrete but causes damage through freeze-thaw cycles. Deicers create brine with a lower freezing point than water, leading to repeated freezing and thawing. This process is particularly damaging to poor-quality concrete.

Salt and nitrate-based agents typically freeze around 25°F. Calcium and magnesium chlorides can lower the freezing point below zero, making refreezing less likely in the Mid-Atlantic region.

Except for fertilizers, chemical deicers can harm plant life. These substances may remain in soil for a year or more. To reduce damage, deicers should be removed using vacuum equipment. Sweeping or rinsing may help concrete but not vegetation.

All deicing agents have environmental consequences. They eventually enter groundwater and watersheds. Stormwater systems can help filter contaminants, but overloading them can harm plants and wildlife.

A low-tech alternative is sand application. Coarse sand is most effective but can be messy and may damage interior flooring when tracked indoors.

Snow removal from parking garages requires special care. Waterproof membrane coatings can be damaged by steel plows—only rubber-tipped blades should be used. Skid-steer equipment should never be used, as it can tear coatings.

Expansion joints should be clearly marked to prevent damage. Large snow piles can overload slabs, and perimeter walls or guardrails are often damaged by snow or equipment.

Building Elements

Winter can also be harsh on buildings and their systems. A major issue is frozen and burst water lines. According to State Farm Fire and Casualty Company, approximately 250,000 U.S. households experience frozen pipe damage each winter, with an average claim of $10,000. Maryland is among the top five states for such claims.

When water freezes, it can exert pressures up to 20,000 psi. In confined spaces like plumbing or sprinkler lines, this can cause significant damage.

Pipes are typically located within interior walls where temperatures remain above freezing. However, some—especially sprinkler lines—are located in attics or exterior walls, where heat loss is inevitable. Insulation helps but cannot eliminate this risk entirely.

Problems often arise when occupants lower thermostats during extended absences. A thermostat set to 60°F does not guarantee that temperature within walls or attics, where freezing can still occur. Turning heat off entirely greatly increases the risk.

Associations may benefit from policies requiring minimum thermostat settings during winter. A range of 65–68°F is generally sufficient in the Mid-Atlantic but may need adjustment for older buildings or colder climates.

Another risk is utility shutoff for non-payment. Vacant or foreclosed units are especially vulnerable. It may be worthwhile to coordinate with utility providers for notifications of service interruption. Covering utility costs temporarily can be far less expensive than repairing freeze damage.

Sprinkler systems in unheated areas often use “dry pipe” configurations. These systems require regular maintenance. Air compressors introduce moisture, which can condense and freeze. Systems should be drained and serviced regularly, especially in early fall.

Ice dams can form on sloped roofs when snow melts over heated areas and refreezes at colder roof edges. This can force water under shingles and into the building.

Ice damming can be reduced with proper attic insulation (minimum R-38 in this region) and ventilation. Eave flashing is often installed beneath shingles to prevent leaks.

Nature always prevails, but proactive planning can reduce damage. These recommendations are not exhaustive—each community should develop plans tailored to its specific needs.