What should I do when my roof starts leaking?

Protect the inside of your house, document the damage, tell your insurer, and call a licensed roofer. Everything you can do from indoors is worth doing now. The roof itself, including a tarp or a patch, is work for someone who does it for a living.

Limit the damage inside

Water that reaches a ceiling has usually travelled along rafters or sheathing before it shows, so the stain is rarely under the hole. Work on what you can see and reach from the floor:

• Put a bucket or tub under any drip, and a towel or sheet of plastic under the bucket to catch splashes.
• Move furniture, rugs, electronics and stored boxes out of the wet area.
• Open windows or run fans and a dehumidifier to start drying the room.
• Look into the attic, if you can do it from a stable hatch or floor, for wet insulation or dripping nails. Do not step between joists, and do not go out onto the roof.

Speed matters. EPA says that if wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.^[1] It also warns that absorbent or porous materials, such as ceiling tiles and carpet, may have to be thrown away if they become moldy.^[1] A stain that keeps spreading or a musty smell that returns deserves a closer look.

Keep water and electricity apart

Water in a light fixture, a ceiling fan or a wall box is an electrical hazard. FEMA's Ready.gov flood guidance says not to touch electrical equipment if it is wet or if you are standing in water, and to turn off the electricity to prevent electric shock if it is safe to do so.^[2] If water is dripping from a fixture, switch off that circuit at the panel from a dry spot and leave the fixture alone. Have an electrician look at anything that has been wet before you use it again. Loclis lists licensed electricians if you need one.

Photograph, then call your insurer

Take photos and a short video of the stain, the drip and anything damaged, with dates, before you move things. Then contact your insurance agent or company. The Virginia State Corporation Commission says that when you suffer a loss you should contact your insurance agent or company immediately, and that the sooner you file your claim, the sooner you can expect to receive payment.^[3] Its guide also says to protect your property from further loss or damage and, if you make emergency temporary repairs, to keep a record of what you spend.^[3]

Policies differ on what is covered, and the SCC notes that many insurers have a separate deductible that applies to wind, hail, or named storms.^[3] Ask what yours says before you assume either way.

Why the roof is not a homeowner job

A wet, sloped roof in rain or wind is the worst time to be on one, and a fall is the main risk. A temporary cover that is not fastened and lapped correctly can also let in more water or blow off. Let a roofer find the entry point: what roof flashing is explains one common entry point that is often not above the stain.

When to call a licensed pro

Right away, for the roof. DPOR says that if the work you are considering is valued at $1,000 or more, a valid Virginia Contractor's License is required for the license category in which the contractor is to work.^[4] Hiring a licensed contractor also makes you eligible for monetary compensation from the Contractor Transaction Recovery Fund in case of improper or dishonest conduct, DPOR adds.^[4] Ask for a licensed roofer who can come quickly to make the roof watertight for now and then give a written quote for the real repair. Who to call for a roof leak covers how to choose.

Be careful if someone knocks after a storm. DPOR says to be wary of door-to-door solicitations promising repairs at a discounted price, and to insist on a written contract, not pay in cash, and never pay for the entire job upfront.^[5] Check the licence on DPOR's lookup before you agree to anything.

Browse more roofing answers or roofing businesses. When you are ready, describe the leak and add photos and licensed local roofers send quotes you can compare.