If you own rentals in California or the southern U.S., now’s the time to get ready for winter.

This El Niño is already the strongest on record, and it’s expected to peak between now and January. Southern California’s flood risk is much higher than usual from December through March.

I’m a public adjuster in LA, and the claims that go smoothest almost always have one thing in common: the owner prepped before the storm. Here’s what I’d do this month:

• Clear the water path. Gutters, downspouts, roof drains, and yard drains. Have someone check the roof for missing shingles or cracked flashing.

• Read your policy now. Most don’t cover flood or mudslides, and sewer backup is often a separate add-on. Flood insurance usually has a 30-day wait, so don’t put it off.

• Document everything. Take 20 minutes to photograph and video each property, inside and out. It’s your best proof of condition before any damage.

• Prep your tenants. Let them know how to report leaks and where the water shutoff is.

• If damage happens, stop it from getting worse, photograph everything before cleanup, and keep your receipts.

How are you all getting ready? Anyone adding flood coverage this year?