Short answer: During El Nino planning, underwriters should ask better physical questions, not broader weather questions. The file should separate roof leaks, envelope water entry, site drainage, flood, utilities, prior condition, and tenant consequence.
The best water-intrusion question is usually “what evidence shows the path?”
Start With the Source Boundary
NOAA CPC and WMO provide climate context. NOAA National Ocean Service provides coastal flooding context where relevant. FEMA and EPA help frame building utility and moisture issues. IBHS and RICOWI support roof-condition and roof-performance review.
None of those sources underwrites a building. The asset file does.
Core Questions
| Category | Underwriter question |
|---|---|
| Roof | What is the system, age, RUL, and confidence? |
| Drainage | Are drains, scuppers, gutters, and overflow paths documented? |
| Leaks | Are leak logs mapped by date and location? |
| Repairs | Are repairs closed with photos and invoices? |
| Envelope | Are parapets, windows, doors, vents, and walls reviewed? |
| Site | Are loading docks, low points, and storm drains documented? |
| Flood | Is flood context separated from roof and wind-driven rain? |
| Utilities | Are electrical and mechanical systems exposed? |
| Tenants | Which critical operations sit below vulnerable areas? |
| Records | Is evidence current, dated, and decision-ready? |
These questions help determine whether the account is ready for underwriting or needs more information.
What to Ask Owners and Brokers
Ask:
- When was the last roof inspection?
- What changed since that inspection?
- Were there any leaks in the last 24 months?
- Were repairs completed and photographed?
- Are roof drains maintained?
- Is rooftop equipment mapped?
- Are there critical spaces below short-RUL roof areas?
- Are utilities below grade or water-exposed?
- Are there prior flood, site-drainage, or wind-driven rain events?
Do not accept “no known issues” as a complete answer where the exposure and records do not support it.
How to Use Physical Intelligence
Physical intelligence can prioritize which submissions need manual review, inspection, or loss-control questions. It can also identify missing fields that materially affect underwriting confidence.
The output should be:
- Acceptable file.
- Information request.
- Inspection needed.
- Loss-control referral.
- Underwriting escalation.
Avoid These Phrases
Avoid:
- “El Nino will cause water losses.”
- “This property is safe because it is outside the flood zone.”
- “The roof is fine because it is not old.”
- “No claims means no condition issue.”
Use evidence-based phrasing instead.
Red Flags Versus Information Gaps
Underwriters should separate red flags from missing information:
| Type | Example | Response |
|---|---|---|
| Red flag | Recurring leak over critical tenant space | Escalate, inspect, or require repair evidence |
| Red flag | Below-grade switchgear with prior water event | Review utility exposure and mitigation |
| Information gap | No current roof photos | Request photos or inspection |
| Information gap | Unknown RUL on otherwise stable asset | Request records before drawing conclusion |
| Information gap | Flood map present but no site-drainage notes | Ask for local and site evidence |
This distinction matters because not every incomplete submission is a bad account. Some files are good risks with poor records. Others are weak risks hidden by sparse records.
Account-Level Decision Outputs
After the questions, the file should lead to a clear output:
- Bindable with ordinary monitoring.
- Bindable with documented conditions.
- Additional information required.
- Loss-control review recommended.
- Pricing, terms, or appetite review needed.
- Decline or non-renewal review, where appropriate under the underwriting authority.
The content should stay inside the carrier or MGA’s actual underwriting authority and applicable requirements.
The Bottom Line
El Nino planning should sharpen underwriting questions about water intrusion. Ask for roof RUL, drainage, leaks, repairs, envelope, site, flood, utilities, tenant consequence, and record quality. Then let the evidence drive the account decision.
Read next: MGA portfolio triage, loss-control inspection prioritization, and flood map limitations.
Sources and Scope
Source lanes include NOAA CPC ENSO Diagnostic Discussion, WMO El Nino/La Nina Update, NOAA National Ocean Service coastal flooding context, FEMA P-348 Protecting Building Utility Systems from Flood Damage, EPA Mold Remediation in Schools and Commercial Buildings, and IBHS Commercial Roof Best Practices. This article is not underwriting advice, insurance, actuarial, legal, claim, engineering, credit, or investment advice.