Is my old roof in Marin County ready for El Niño?

What should I check before the storms?

• Shingles curling, cracking or missing, especially on windward slopes and ridges
• Heavy granules at downspout outlets
• Loose or rusted flashing at chimneys, skylights, vents and walls
• Gutters and downspouts clear and draining away from the house
• Overhanging limbs over the roof
• Attic: water stains, damp insulation or daylight through the boards

Stay off the roof; use binoculars and the attic.

How old is the roof, really?

Age matters for both the repair-or-replace decision and insurance. Check permit records, purchase paperwork and invoices (how long roofs last). InterNACHI estimates about 20 years for 3-tab asphalt shingles and 30 for architectural shingles under normal conditions (InterNACHI).

When does a storm leak mean repair?

• One leak, in one place, at a vent, chimney, skylight or wall
• A few shingles blown off in a wind event on an otherwise sound roof
• Clogged gutters or valleys causing backup

When does a storm leak mean replacement?

• Leaks in more than one place, or a leak that moves each storm
• Wear across most slopes, not just one spot
• Soft or sagging deck
• The roof is past its expected life, or already has two layers (California's code bars a third: R908)

What should I do if it leaks during a storm?

Catch the water, move belongings, and keep people away from any bulging ceiling. Photograph the leak and damage for your insurer. Call a licensed roofer for emergency tarping once it's safe, and don't climb onto a wet roof.

What's different about Marin County?

Marin storms are hardest on roofs under trees and on exposed hillsides: redwood and oak litter packs valleys and gutters in Mill Valley, Fairfax and the San Geronimo Valley, and wind-driven rain tests ridge lines and flashing on homes above the fog in the Ross Valley and on the Tiburon and Sausalito hills. Near the bay and the ocean, salt air adds corrosion at fasteners and flashing.