Is your Thaynes Canyon roof ready for another big winter, or will a remodel push it past its limits? In Park City’s high-elevation climate, heavy, wet snow and long accumulation periods put real stress on roof systems. If you are planning an addition, new dormers, or even a re-roof, checking snow loads early can save you from costly change orders and mid-project delays. This guide shows you what to look for, when to call an engineer, and how to plan your remodel timeline with confidence. Let’s dive in.
Why snow loads matter here
Thaynes Canyon sees some of the highest seasonal snow totals in Utah. Storms can be heavy and wet, and snow can pile up for weeks. That creates long-duration loads, drift pockets, and ice-dam risks that are different from lower-elevation areas.
Design standards in Utah reference ASCE 7 for snow loads through the International Building Code and International Residential Code. Local adoption can vary between Summit County and the City of Park City. Always confirm the current code edition and local amendments with the building department before you design or demo.
Know your codes and permits
Utah jurisdictions use the IBC and IRC with state and local amendments. Snow-load design comes from ASCE 7, but the controlling roof load depends on your roof’s geometry, thermal factors, exposure, and drift conditions. Ground snow maps are only the starting point.
Many projects in high-snow zones need engineered snow-load calculations and a licensed design professional’s stamp. This is common when you change roof framing, add habitable space, or alter roof shape. Check Summit County and Park City permit rules early so you know whether stamped calculations and plan review will be required.
When to call a structural engineer
Bring in a licensed structural engineer if any of these apply:
- You plan to remove or modify rafters, trusses, beams, posts, load-bearing walls, or ridge members.
- You are adding a second story, habitable attic, or dormers that change the roof’s footprint or loads.
- You will create large openings like skylights, roof decks, or rooftop mechanical pads, or you will alter slope in ways that change drifting patterns.
- You are replacing roofing as part of a change in load path or switching from trusses to stick framing.
- You see signs of distress like sagging roofs, cracks at wall and ceiling intersections, sticky windows or doors after winter, or repeated water leaks.
- Your project triggers permit thresholds that require stamped calculations.
- Your home is older or has non-standard framing and connections that may not meet modern snow expectations.
An engineer will calculate uniform and drift snow loads, check capacity and deflection, and design reinforcements that satisfy code load combinations.
Spot red flags before you remodel
Ice dams and water intrusion
Heat escaping into the attic melts snow at the ridge. Water refreezes at cold eaves and soffits, which creates dams that push water under shingles. Look for icicles along eaves, repeating stains near exterior walls, repaired but failing flashing, mold or rot at eaves, and wet insulation at the attic perimeter.
Remodel impact: You may need insulation, ventilation, and flashing upgrades before any re-roof or new penetrations. A cold roof approach and continuous air sealing often reduce ice-dam risk.
Excessive deflection or sagging
Overstressed rafters, undersized members, weak connections, or cumulative snow can lead to visible sag. Inside the home, you may notice springy floors, cracked finishes at corners, and doors or windows that stick after winter.
Remodel impact: Sagging is a serviceability and safety signal. Do not add new loads like PV panels or heavy finishes until an engineer checks member capacity and connections. Reinforcement may be needed before any additions proceed.
Drift and concentrated loads
Dormers, parapets, and roof intersections can create deep drift pockets where snow piles up. You may see deep snow behind parapets, in valleys, or along uphill walls and step-downs.
Remodel impact: New dormers or vertical walls can introduce new drift zones. Engineers will size localized reinforcement under those areas to avoid overstress.
Deterioration and connection issues
Freeze-thaw cycles and moisture can corrode metal connectors and rot wood members. Watch for rusted fasteners, decayed sheathing, soft decking, and loose connectors.
Remodel impact: Replacing shingles without addressing damaged framing leaves a weak link under winter loads. Plan to replace deteriorated members and upgrade connectors as part of your scope.
Snow slide and retention hazards
Steep, slick roofs can shed large slabs of snow and ice. Signs include crushed gutters, broken railings, or damaged landscaping under eaves. Some roofs lack snow guards where they are needed most.
Remodel impact: New skylights, walkways, or PV arrays may require engineered snow retention and changes to eave details. Proper design protects people and property below.
Pre-remodel checklist
Document the following before design starts. Good documentation speeds engineering and reduces change orders.
Photographs
- Full roof elevations in winter and summer. Close-ups of eaves, valleys, flashings, and penetrations. Attic photos showing framing, insulation, vents, and any staining or rot.
As-built information
- Original plans if available. Truss manufacturer drawings and prior permit sets, especially for engineered trusses.
Roof geometry and measurements
- Plan area, slopes, ridges, valleys, parapet heights, step-downs, decks, balconies, and all major penetrations.
Framing details
- Rafter or truss sizes and spacing, species and grade if known, sheathing type and thickness, ridge beam presence, and connection types like clips, straps, or nailing patterns. For trusses, note design loads and any alterations.
Snow history and peak events
- Notes from past heavy winters, locations of ice dams, observed deflection, and dates of repairs.
Insulation and ventilation
- Insulation depth and type, ventilation presence and condition, and any blocked vents.
Drainage and gutter condition
- Gutter size and placement, downspout locations, signs of ice buildup, and ground drainage at eaves.
Structural alerts
- Visible sagging, cracked finishes, nail pops, bowed rafters, open or corroded connections.
Permit history and code edition
- The local building department’s current code edition and whether your scope needs stamped calculations.
What engineers check and deliver
Expect a licensed structural engineer to provide:
- Ground snow load determination and adjustments for roof slope, exposure, thermal factors, and rain-on-snow conditions based on the code-required methods.
- Drift and load concentration checks around parapets, dormers, and plan changes. Targeted reinforcement where drifts form.
- Member capacity and deflection checks for rafters, trusses, beams, and connections under combined loads. Clear reinforcement recommendations.
- Sheathing and diaphragm capacity review, including fastener spacing and uplift resistance.
- Roof-to-wall connection detailing to ensure proper load transfer under snow and wind.
- Snow retention and mitigation guidance, including snow guards, snow fences, and eave heating where appropriate.
- Stamped calculations and drawings suitable for permit, plus notes on insulation, ventilation, and any replacement of deteriorated framing.
Practical fixes that work here
- Improve attic air sealing, insulation, and balanced ventilation to reduce ice dams.
- Upgrade flashing and install ice-and-water protection at eaves, valleys, and penetrations before re-roofing.
- Add engineered snow guards or retention systems on steep, slick surfaces where shedding creates hazards.
- Reinforce framing under known drift zones when you add dormers or parapets.
- Improve drainage at eaves and on the ground to avoid ice buildup near foundations.
- Size supports for skylights or rooftop equipment for drift and concentrated loads.
Plan for timing and costs
Mountain permits can take longer during busy seasons. Structural review and permit issuance can add weeks, so start design and permitting early, ideally outside heavy snow months. Build time into your timeline for plan review and potential revisions.
Expect that demo may reveal hidden rot, weak connections, or undersized members. Early engineering and thorough pre-demo inspection reduce surprises and help control change orders. Get professional scopes, schedules, and deliverables in writing. Verify that your engineer is licensed in Utah.
Upgrades can also reduce risk during extreme events. Stronger framing, better connections, and improved ice-dam defenses may support insurance goals and protect your long-term investment.
How this impacts buying or selling
If you plan to sell, addressing snow-load concerns before listing can prevent inspection setbacks and buyer hesitation. Buyers in Park City often ask about roof age, past ice dams, and structural work. Having documentation, recent improvements, and engineered sign-off strengthens your position.
If you are buying, factor snow-load resilience into due diligence. Ask for roof and attic photos, permit history, and any stamped engineering reports. These details help you compare homes and plan post-close improvements if needed.
Local data for context
Use local historical data and real-time snowpack information to understand recent snow behavior. Helpful resources include National Weather Service climate summaries for Park City, NRCS SNOTEL snow-water-equivalent data, and local ski-area snowfall records. For code questions and permits, contact the Summit County Building Department or the City of Park City Building Department based on where the property sits.
Next steps
If you are planning a remodel, addition, or re-roof in Thaynes Canyon, start with a focused roof and attic review and confirm permit requirements. Gather the checklist items above, then speak with a licensed structural engineer to validate loads and reinforcement. When you are ready to align your project with a purchase or sale timeline, we can help you plan the real estate steps so you move with confidence in any season.
Ready to talk through your goals in Park City? Reach out to Sarah & Tyler at Unknown Company to align your remodel plan with your next move. Start Your Home Search.
FAQs
Do you always need an engineer for a Park City re-roof?
- Not always for a like-for-like roof surface replacement. If you change framing or geometry, add loads, or see signs of distress, involve a licensed engineer early.
What is a drift load on a roof?
- Drift loads are concentrated snow piles caused by roof shape changes or obstructions. They can multiply local loads and often require targeted reinforcement.
How do you fix ice dams on Park City roofs?
- Reduce heat loss at the ceiling, improve attic ventilation and insulation, and upgrade eave flashing and ice-and-water protection. It is usually a combination of measures.
Will new roofing materials change the snow load?
- The surface may change how snow slides, not the gravity load from retained snow. Adding heavy surfaces or panels adds dead load and needs structural checks.
Which code applies in Thaynes Canyon?
- Utah uses the IBC and IRC with local amendments, and snow loads are based on ASCE 7. Confirm the current code edition with Summit County or the City of Park City before design.
When should you start permits for a winter-area remodel?
- Start early, ideally outside heavy snow season. Structural review and plan checks can add weeks, and early submittal helps you avoid seasonal backlogs.
