Getting an older house ready for the first rain

Quick answer

Before the first storm, check door and window seals, re-caulk gaps around tubs and exterior openings, test outdoor GFCI outlets, clear yard drains and know where your shutoffs are. The goal is to find small leaks before water finds them.

Southern California can go months without meaningful rain, and then a single storm arrives and shows you every gap in the house. Older Alhambra homes, with their wood windows, stucco walls and decades of settling, are especially good at revealing leaks on that first wet night.

A little time in October or November goes a long way.

Doors and windows

• Close each exterior door and look for daylight around the edges and under the bottom.
• Check weatherstripping for flattened, torn or missing sections.
• Look at window sills for peeling paint or soft wood, which often means water is already getting in.
• Make sure wood windows close fully and latch.

Caulk and sealant

Old caulk shrinks and cracks. Walk around the outside and look where trim meets stucco, around hose bibs, pipes and vents, and around window frames. Inside, check the joint between the tub and tile and the base of the toilet.

Drains and gutters

Clear leaves from gutters and downspouts if you have them, and make sure downspouts empty away from the house. Clear yard drains and the area around any basement or crawlspace vents so water does not pool against the foundation.

Outdoor electrical

Press TEST and RESET on every outdoor GFCI. A GFCI that will not trip, or will not reset, should be replaced. Check that outdoor outlet covers close properly; an in-use cover lets you keep something plugged in while staying protected from rain.

Inside the house

• Look at ceilings, especially near exterior walls and under bathrooms, for stains.
• Check under sinks for drips; it is much easier to spot a new leak when the cabinet is already dry.
• Test smoke and carbon monoxide alarms while you are at it.

Gutters and downspouts

Clean gutters in the fall, after leaves drop and before the first storms. Check that downspouts carry water at least several feet away from the foundation. Splash blocks or extensions help.

Many older Alhambra homes with flat or low-slope roofs on Spanish revival designs use scuppers and canales instead of gutters; clear debris from those too.

Roofs

Clay tile roofs can have cracked or slipped tiles. Flat roofs should be checked for blistered or cracked roofing and clogged drains. Look for damaged flashing around chimneys and vents.

Call a roofer for roof repairs; we can help with gutters and minor exterior fixes.

Windows and doors

Older wood windows and doors let water in when caulk and paint fail. Check for gaps around frames, and caulk them. Replace worn weatherstripping.

Check window sills for rot. Door thresholds should slope away from the house.

Drainage

Make sure soil slopes away from the house. Clear area drains and check that they flow. Raised foundations should have vents clear and crawl spaces free of standing water.

Interior checks

Look for water stains on ceilings and walls after the first rain. Check under sinks and around windows. Early stains are cheaper to fix.

Our steps:

• Clean gutters and downspouts
• Check roof drains and scuppers
• Caulk windows and doors
• Replace weatherstripping
• Clear area drains and check grading
• Check for leaks after the first storm

Trees

Trim branches over the roof. Dead branches break in storms. Leaves clog gutters and drains.

Sandbags

If your property has a history of water flowing toward the house, keep sandbags ready. Cities in the San Gabriel Valley often provide sand and bags to residents before storms.

Electrical

Outdoor outlets should have weatherproof covers and GFCI protection. Check exterior light fixtures for water inside. See Santa Ana wind prep for fall wind preparation.

Wood windows

Many older Alhambra homes keep original wood windows, which are worth maintaining. Check the glazing putty around each pane; cracked or missing putty lets water reach the wood. Reglazing and painting keeps sashes sound.

Check sills for soft spots, and treat or patch small rot before it spreads. Keep weep holes clear on metal windows.

Crawl spaces

Raised-foundation homes have crawl spaces that should stay dry. Check after storms with a flashlight from the access hatch. Standing water, wet soil or a musty smell means drainage outside needs attention.

Garage and side doors

Wood garage doors and side doors swell in rain. A door that sticks only in winter may just need a light planing of the edge, then sealing so it does not absorb water again. Seal the bottom edge too, which is often left bare.

After big storms

Walk around the house after major storms. Look for water stains, loose gutters, clogged drains and debris on the roof.

Fall is the best time for most of this list. Storms in the San Gabriel Valley usually start in November or December, and the work goes faster in dry weather.

Keep a short list of what leaked last winter, with photos. It makes next fall's checks faster and shows whether a repair held.

What we can help with

On a single visit, we can replace weatherstripping and door sweeps, re-caulk exterior and bathroom joints, swap worn GFCIs and outdoor covers, adjust doors that no longer seal, and patch and paint water-stained spots once the source is fixed. See general repairs and door repair.

Fall checklists near West Valley Boulevard usually end with a warm bowl at Chengdu Taste on the way out.

Want us to handle it?

Call or text (626) 684-3505, Mon–Sat 8:30 AM–7 PM. Send a photo and we will give you an upfront quote.

Call or text (626) 684-3505