Lightning is one of the most misunderstood causes of commercial property damage. Everyone pictures a burned hole, a charred roof, or an obvious point of impact. In real insurance claims, lightning damage is often harder to see. A single strike or nearby lightning event can damage a roof membrane, open seams around penetrations, compromise HVAC equipment, weaken wiring insulation, destroy ballasts and controls, and create recurring problems that do not all show up on day one.

Lundquist Law Firm represents Texas policyholders in first-party property insurance disputes. If your insurance company paid only part of your lightning claim, blamed the loss on age or maintenance, or rejected the claim because there was no visible burn mark, our firm can help evaluate whether the investigation missed the evidence that matters.

Call Lundquist Law Firm at (346) 704-5295 or contact us online to discuss a denied, delayed, or underpaid lightning damage insurance claim with our award-winning, insurance lawyers.

Lightning Damage Is Direct Physical Loss — Even When the Damage Is Not Obvious

A lightning event is not just a flash of light. It is an intense electrical event that can create heat, pressure, shock waves, electromagnetic effects, and transient voltage surges. Depending on the path of the energy and the building systems involved, the damage may be visible, hidden, immediate, delayed, localized, or spread across multiple building systems.

For insurance purposes, the key question is not whether the property looks dramatic in a photograph. The key question is whether the covered event caused a physical change to covered property. That physical change may include separated roof membrane, failed seams, compromised insulation, damaged wiring, failed HVAC components, damaged circuit boards, burned or weakened ballasts, damaged disconnects, or building materials damaged by water entering through storm-created openings.

Carriers often try to reduce lightning claims to a narrow visual inspection. That approach can miss the actual loss. A roof may show no obvious crater. Electrical panels may appear normal to the naked eye. Equipment may still energize, yet fail under load. A building may continue operating while tenants report repeated problems with lights, outlets, HVAC, elevators, servers, surge protectors, and other equipment. Those conditions deserve a real forensic investigation.

How Lightning Can Damage a Commercial Roof

Commercial roofs are especially vulnerable because they contain mechanical penetrations, metal components, roof-mounted HVAC units, conduits, drainage features, and low-slope surfaces where water can pond during a storm. Lightning-related roof damage can appear in several ways:

• A puncture, burn mark, melted membrane, carbonized channel, or localized hole.

• Separated or ballooning TPO, PVC, modified bitumen, or other membrane roofing.

• Open seams or loosened flashing around HVAC curbs, vents, pipes, drains, scuppers, or other roof penetrations.

• Leaks appearing the same night or immediately after the storm in units or tenant spaces below roof penetrations.

• A pattern of water intrusion that does not match prior leak history or known balcony/window issues.

• Damage in a roof area that correlates with lightning data, witness reports, loud noise, vibration, or a shock wave during a thunderstorm.

One important mechanism is shock-wave damage. A lightning strike can rapidly heat air or create a flash channel in water on a roof surface. In low-slope roof conditions with ponded water, the electro-hydraulic effect can generate a blast wave. That wave can damage roof assemblies even when the strike point is not a simple, obvious hole. This is particularly important for flat commercial roofs and condominium roofs where water may collect during heavy rainfall.

A carrier may argue that ponding water, prior patches, or older roof conditions explain everything. Sometimes those facts matter. But they do not end the investigation. A proper causation analysis compares the pre-loss condition, the timing of new leaks, the location of damage, the storm history, the lightning data, the repair history, and the physical evidence on the roof. When leaks begin immediately after a lightning event and correlate with roof penetrations or membrane separation, the claim should not be dismissed as mere maintenance.

HVAC and Electrical Symptoms After a Lightning Strike

Many lightning claims involve more than the roof. Commercial buildings often experience recurring electrical and mechanical problems after a lightning event. Building owners and property managers should pay attention to symptoms such as:

• Multiple HVAC units failing or showing problems at different times after the event.

• Repeated replacement of fluorescent tubes, LED drivers, lighting ballasts, sensors, switches, or dimmers.

• Surge protectors, power strips, computers, servers, routers, fire alarm equipment, security systems, or elevator components failing after the storm.

• Outlets, tenant spaces, or circuits that show abnormal operation, high resistance, arcing sounds, hot spots, or intermittent power problems.

• Disconnect switches, breakers, conductors, or panels that show elevated temperatures, compromised insulation resistance, or other abnormal readings.

Insurers sometimes accept that lightning damaged a few “loads,” such as HVAC units or lighting ballasts, while denying that the same transient event affected the electrical infrastructure that served those loads. That can be a major weakness in the carrier’s position. If a transient surge traveled through conductors, panels, disconnects, or breakers to damage HVAC equipment and lighting, the investigation should explain why those upstream components were not damaged, and it should be supported by testing—not assumption.

Three Ways Lightning Can Affect a Building’s Electrical System

A good electrical investigation should consider more than a direct hit. Lightning can damage property through at least three major mechanisms:

• Direct strike: lightning directly contacts the building, roof, equipment, metal component, lightning protection system, or electrical system. Direct strikes may leave visible evidence, but the mark can be small and difficult to locate.

• Ground potential rise: lightning energizes the earth, grounding system, nearby tree, antenna, metal pipe, or other grounded component, temporarily raising the building’s grounding reference by thousands of volts.

• Induced field effects: moving electrical charge from lightning induces electromagnetic fields that can damage electrical and electronic components, sometimes with little or no visible strike-point evidence.

Because these mechanisms can overlap, a claim investigation should not stop at the question, “Can we find a burn mark?” The better question is: “What does the full pattern of physical evidence, measured data, weather data, witness accounts, and system failures show?”

ASTM Standards, NETA Standards, and Expert Methodology in Lightning Claims

Lightning claims often turn on expert methodology. A reliable expert should identify significant data, explain the hypothesis, test it against the physical evidence, and account for facts that both support and challenge the conclusion. ASTM E678, Standard Practice for Evaluation of Scientific or Technical Data, is a useful framework because it emphasizes evaluation of significant data, logical analysis, traceable deductions, and conclusions supported by the data.

For electrical components, the standards and methods will depend on the equipment and test being performed. Examples that may be relevant include:

• Insulation resistance testing, sometimes referred to as Megger testing, which applies a DC voltage across open conductors to evaluate insulation condition. Loads must be disconnected or protected before testing.

• ANSI/NETA maintenance testing specifications, including insulation resistance values and thermographic survey guidance.

• Low-resistance testing using a digital low resistance ohmmeter or micro-ohmmeter. For very low resistance measurements, a four-wire Kelvin method helps reduce error from lead resistance and probe contact resistance.

• ASTM B193, which provides guidance for resistivity of electrical conductor materials and is commonly referenced in low-resistance testing literature.

• NEMA and manufacturer guidance for circuit breakers, disconnects, and molded-case breaker maintenance.

• NFPA 70 / NEC considerations, while recognizing that design standards and maintenance-testing standards are not interchangeable.

For roof systems, ASTM and industry methods may also be relevant depending on the roof assembly and the question presented. Examples include electronic leak detection, infrared moisture surveys, impedance moisture scanning, and roofing material standards. The point is not that every case requires every test. The point is that an expert should use the right test for the claimed condition and should not use a visual inspection or infrared camera as a substitute for electrical testing that the condition requires.

Common Insurance Company Arguments in Lightning Claims

Lightning claims are often denied or underpaid for predictable reasons. Common carrier arguments include:

• “There is no visible point of impact.”

• “The strike was nearby, not at the building.”

• “The roof damage is ponding water, wear and tear, poor maintenance, defective design, or old patching.”

• “The HVAC units were old and failed from age.”

• “The electrical infrastructure was not damaged because the panels look normal.”

• “We paid for a few damaged items, so the remaining damage is unrelated.”

• “The insured did not prove the entire scope of loss.”

These arguments may sound reasonable until the investigation is tested. A property owner may have maintenance history showing normal operation before the storm. Tenants may have reported failures immediately after the event. Lightning data may correlate with the timing. Limited testing may show diminished insulation resistance or abnormal electrical conditions. A roofing expert may connect new leaks to roof penetration failures caused by a shock wave. An insurer’s own documents may reveal that the carrier accepted part of the lightning loss while arbitrarily excluding other systems that the same energy had to travel through.

Why Partial Payment Does Not Mean the Claim Was Properly Handled

Some carriers pay for a limited subset of lightning damage, such as several HVAC units or selected lighting components, then deny the broader roof or electrical claim. That partial payment may actually raise more questions. If the carrier agrees lightning caused damage to certain equipment, it should explain the path of the energy, the components affected, and the basis for excluding other connected property.

A carrier should not rely on a result-oriented inspection that evaluates only the easiest-to-see damage while ignoring similar damage, connected components, tenant complaints, maintenance logs, repair invoices, and the need for appropriate testing. In Texas, insurers have duties to conduct a reasonable investigation, evaluate covered damage fairly, and promptly pay what is owed.

What Property Owners Should Do After Suspected Lightning Damage

After a lightning event, safety comes first. Do not open energized electrical equipment unless you are qualified to do so. Contact appropriate electricians, HVAC contractors, roofers, and emergency personnel if there is a fire, electrical hazard, active leak, or life-safety issue. Then preserve the claim evidence.

• Document the date and approximate time of the storm, boom, flash, power fluctuation, outage, or first discovered damage.

• Save tenant emails, maintenance logs, work orders, photographs, videos, invoices, and text messages.

• Photograph roof areas, mechanical curbs, penetrations, drains, ponding water areas, interior leaks, electrical rooms, and damaged equipment.

• Preserve failed components when possible, including ballasts, boards, breakers, surge strips, controls, and HVAC parts.

• Ask contractors to document what they observed before replacing components.

• Request the carrier’s claim file materials, expert reports, estimates, and explanation of coverage positions.

• Do not assume the carrier’s expert is correct simply because the report uses technical language.

The earlier the evidence is preserved, the easier it is to connect the damage to the lightning event. Waiting can allow carriers to argue that repairs, maintenance, later storms, or normal wear and tear caused the damage.

How Lundquist Law Firm Helps Policyholders Prove Lightning Damage

Lundquist Law Firm approaches lightning claims like technical proof problems, not routine paperwork disputes. We work to identify what the carrier accepted, what it ignored, what it failed to test, and whether its conclusions match the physical evidence. Depending on the claim, that may involve forensic engineers, roofing consultants, electrical testing experts, HVAC specialists, building code issues, and witness testimony from building owners, tenants, property managers, and contractors.

Our focus is representing policyholders, not insurance companies. We understand the way carriers use “wear and tear,” “no visible strike point,” “pre-existing condition,” and “insufficient proof” arguments to avoid paying for complex storm losses. We also understand how to show why lightning can be a covered direct physical loss even when the damage is technical, hidden, or progressive.

For commercial properties, the stakes can be substantial: roof replacement, HVAC replacement, electrical repairs, code upgrades, tenant interruption, repeated mitigation expenses, and the risk of future fire or water damage if compromised systems are not repaired correctly. A lightning claim should be evaluated based on the full scope of the loss—not the narrowest version the insurer is willing to recognize.

Talk to a Texas Lightning Damage Insurance Claim Lawyer

If your lightning damage claim has been denied, delayed, or underpaid, Lundquist Law Firm can help review the claim, identify missing evidence, analyze the carrier’s expert reports, and pursue the insurance benefits owed under the policy.

Call (346) 704-5295 or contact Lundquist Law Firm online to schedule a consultation about a lightning strike property damage insurance claim.

FAQ Section for Landing Page

Does commercial property insurance cover lightning damage?

Many commercial property policies cover direct physical loss or damage caused by lightning unless a policy exclusion or limitation applies. The dispute is often not whether lightning can be covered, but whether the carrier will accept the full scope of roof, HVAC, electrical, and interior damage caused by the event.

Can lightning damage a roof without leaving a burn hole?

Yes. Lightning can cause roof damage through heat, pressure, shock waves, and interaction with water on a low-slope roof. A roof may show separated membrane, failed seams, loosened flashing, new leaks around penetrations, or hidden moisture rather than one obvious charred hole.

How do you prove lightning struck or affected my property?

Proof usually combines lightning-location data, radar and storm reports, witness accounts, maintenance history, photographs, repair invoices, expert roof inspection, HVAC analysis, and electrical testing. Weather data is helpful, but it should be connected to site-specific evidence.

What is Megger testing in a lightning claim?

Megger testing commonly refers to insulation resistance testing. It applies a DC voltage across open conductors to evaluate whether insulation has been compromised. It must be performed safely, with connected loads disconnected or protected, and interpreted by a qualified professional.

What is low-resistance testing?

Low-resistance testing measures very small resistance values, often below one ohm, using equipment such as a digital low resistance ohmmeter or micro-ohmmeter. In lightning claims, it may help evaluate breaker contacts, switches, bus bars, ground bonds, lugs, conductors, and other current paths.

Can lightning damage show up later?

Some failures are immediate; others become apparent over days, weeks, or months as weakened components continue operating under load. That is why maintenance logs, tenant complaints, service calls, and repair timelines are important evidence.

What if the insurance company says the damage is wear and tear?

Wear and tear is a common carrier defense. The response depends on the evidence: pre-loss condition, maintenance history, timing of new problems, location and pattern of damage, weather data, and whether the carrier’s expert ruled out lightning using reliable testing rather than assumptions.

Should I keep damaged equipment after replacement?

When possible, yes. Failed ballasts, circuit boards, breakers, surge strips, HVAC controls, and other components may help prove causation. Ask contractors to save parts and document what they found before disposal.

Do I need a lawyer before submitting a proof of loss?

A proof of loss can affect the claim and may trigger deadlines or disputes over scope. If the loss is large, technical, or disputed, it is prudent to have counsel or a qualified claim professional review the policy, estimates, and supporting evidence before submission.

What if the insurer paid for some HVAC units but denied the roof and electrical system?

Partial payment does not necessarily mean the claim was fully or fairly adjusted. If the insurer accepted lightning damage to some equipment, it should explain why connected components, roof systems, and related damage were excluded. That explanation should be supported by facts and testing.

Standards and Testing References to Consider

• ASTM E678: Forensic evaluation of scientific or technical data. Useful for challenging opinions that do not identify significant data, test hypotheses, maintain a traceable analysis, or account for all relevant facts.

• ANSI/NETA MTS / ATS: Maintenance/acceptance testing guidance for electrical power equipment and systems, including insulation resistance and thermographic survey concepts.

• ASTM B193: Resistivity of electrical conductor materials; commonly referenced in low-resistance testing discussions.

• Four-wire Kelvin low-resistance method: Important for measurements below one ohm because it minimizes errors from lead resistance and probe contact resistance.

• NEMA AB 4 / manufacturer literature: Potentially relevant for molded-case breaker inspection and maintenance, depending on equipment.

• NFPA 70 / NEC: Code and installation standard; useful but not a substitute for maintenance testing standards or forensic causation analysis.

• Roof testing standards: Depending on roof system: ASTM D7877/D8231 for electronic leak detection concepts, ASTM D7954 for impedance moisture scanning, ASTM C1153 for infrared moisture surveys, and material-specific standards such as ASTM D6878 for TPO sheet roofing.