Landlords: the strongest El Niño on record is coming. Here’s a 30-day prep checklist

Los Angeles, California
General Landlording & Rental Properties
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Landlords: the strongest El Niño on record is coming. Here’s a 30-day prep checklist

Isaac P.
Insurance Agent · Los Angeles · Member since 2021 · 14 posts · 2 votes

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?

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  • Diana KhanPro Member
    Attorney · 10451 Mill Run Cir #755 Owings Mills, MD 21117 · Member since 2024 · 741 posts · 269 votes
    4d
    Quote from @Isaac P.:

    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?

    @Isaac P., I think reviewing insurance coverage and checking the property before a storm are good places to start. I'd also make sure tenants know exactly who to contact if they notice a leak or water damage. Having a clear way to report problems and keeping records of repairs can make things much easier if something happens.

    I'm a real estate attorney, broker, and investor based in Maryland, and I work with landlords on leases, property matters, and tenant disputes. I've seen how important good communication and documentation are when maintenance issues come up, especially when there are questions about who reported what and when.

    Thanks for putting this together, @Isaac P.! It's a helpful reminder for property owners to prepare before problems happen. Happy to stay connected!

    [email protected]240-266-0291
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  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 285 posts · 64 votes
    4d

    Great checklist, Isaac. Down here in Orange County, sewer backup being a separate add-on is the one that surprises owners most, so it's worth asking about before the first big storm. Do you find a dated photo walkthrough makes a noticeable difference when a claim is filed? General info only..

    [email protected]949-391-1019
    Real Property Management Optimal 521 Reviews
    WebsiteView Page
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    • Isaac P.
      OP
      Insurance Agent · Los Angeles · Member since 2021 · 14 posts · 2 votes
      3d

      Thanks! And great point on sewer backup. That one catches a lot of owners off guard, especially in older neighborhoods.

      To your question, yes, in general it makes a real difference. The most common pushback on water claims is that the damage was pre-existing, gradual, or just wear and tear. A dated walkthrough showing the property in good shape before the storm goes a long way toward answering that. It also helps show the quality of what was there, like upgraded flooring, cabinets, or fixtures, so the repair estimate reflects what you actually had, not a basic version.

      A few quick tips to make it more useful:

      • Get wide shots of each room plus close-ups of ceilings, under sinks, and around water heaters

      • Narrate the video as you go (“kitchen, no stains, new LVP flooring”)

      • Snap photos of appliance labels and serial numbers

      • Save everything to the cloud so it’s not on a phone that might get damaged too

      It’s one of the easiest things an owner can do, and it can save a lot of back-and-forth later.

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  • Jim Johnson
    Real Estate Agent · Memphis · Member since 2026 · 619 posts · 357 votes
    4d

    I'd focus on checking drainage around the property and making sure tenants know how to report leaks early. As for flood coverage, I'd review the property's actual flood risk and what's excluded from the current policy before deciding. No sense paying for extra coverage without understanding what it protects, but definitely wouldn't want to find out about a gap after a major storm.

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  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 285 posts · 64 votes
    4d

    Thanks, Jim. Checking drainage and getting tenants to report leaks early are two of the cheapest steps, and I agree it makes sense to see what the current policy excludes before paying for extra coverage. Finding a gap after a storm is the worst time to learn about it. Do you ask owners to read their policy exclusions before winter, or only after a question comes up? General info only.

    [email protected]949-391-1019
    Real Property Management Optimal 521 Reviews
    WebsiteView Page
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  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 285 posts · 64 votes
    3d

    Isaac, thank you, that is useful. The point about the most common pushback being that damage was pre-existing or gradual is exactly why I like dated photos. Narrating the video and photographing appliance labels and serial numbers are easy extras I will add to our walkthrough routine, and saving everything to the cloud so a damaged phone does not take the record with it is smart. How often would you suggest owners refresh the walkthrough, once a year or at every renewal?

    [email protected]949-391-1019
    Real Property Management Optimal 521 Reviews
    WebsiteView Page
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  • Randy Schell
    Member since 2026 · 287 posts · 43 votes
    3d

    Thank you for putting this together, winter prep sneaks up on all of us. One small idea is to peek into the attic or top floor ceilings before the rains, since an old stain you never noticed can show exactly where a roof leak might start.

    Randy, Bunklow

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    • Isaac P.
      OP
      Insurance Agent · Los Angeles · Member since 2021 · 14 posts · 2 votes
      2d

      Great tip, thank you! The attic is one of the best places to spot trouble early, and most owners rarely look up there.

      I’d add one thing: if you do find an old stain, photograph it and get it checked or repaired before the rains. Otherwise, if a new leak shows up in the same spot, it can be harder to separate old damage from new, and that can complicate a claim. A quick note of when you found it and what was done goes a long way.

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