Tile Roof Leaking? Why the Tile Is Rarely the Problem
When a tile roof leaks, the cause is usually the layer under the tile, the flashing, or a valley, not the tile itself. The tile can last 50 years or more, but the felt underlayment beneath it typically fails in about 20.
That is good news for most homeowners. A leak usually means a repair or an underlayment replacement, and you can usually keep your existing tile.
Two layers, two lifespans
A tile roof is two systems stacked together. The tile on top is a rain shield and a sunshade. The underlayment beneath it is the waterproofing.
Concrete and clay tile in Southern Nevada can last 50 to 100 years. Traditional asphalt-felt underlayment typically fails in about 20 years in our climate, and sometimes sooner. So a roof that is 20 or 30 years old can look flawless from the street while the layer that keeps water out has gone brittle and cracked.
Tile does not seal like a sheet of roofing. Tiles overlap, and the underlayment beneath them is the second barrier against wind-driven rain. The tile slows water down. The underlayment is what is left when water gets past.
Where tile roofs actually leak
Underlayment. The most common systemic cause on older tile roofs. See our article on tile underlayment in Las Vegas.
Flashing. Where the roof meets a chimney, skylight or wall, flashing seals the joint. It fails with age and movement.
Valleys. A valley is where two roof planes meet and where monsoon water concentrates, so a worn valley shows up first.
Pipe boots and penetrations. The rubber around plumbing vents cracks in the sun. See pipe boots and penetrations.
Cracked or slipped tiles. Wind and foot traffic crack and shift tile. That exposes the underlayment to water and sun.
Ridge mortar and bird stops. Cracked ridge mortar and missing or broken bird stops at the eave let water and pests in.
Why the stain is not under the problem
On a tile roof, water that gets under a tile runs down the underlayment before it finds a nail hole or seam to drip through. The stain inside can be several feet from the entry point. That is why we trace leaks from the stain back up the roof instead of sealing the roof above the stain. See our roof leak detection page.
What a tile roof repair involves
For a small problem, the repair is targeted: replace cracked tiles, reseat slipped ones, reseal a penetration, rebuild a flashing edge or repair a valley. We match the existing profile and color wherever possible.
For an underlayment failure over an area, we lift the tile over that area, tear off the brittle old felt, install new high-temperature underlayment and flashing, and reset your original tile.
For an underlayment failure across the whole roof, the answer is a tile lift-and-relay. We remove the tile, replace the underlayment and flashing with modern longer-lasting materials, and re-lay the same tile. You keep the look of your roof. See our tile roofing page.
Can I keep my tile?
In the vast majority of cases, yes. Tile is removed, set aside and put back after the underlayment and flashing are replaced. Only cracked or broken tiles are replaced, and we match those. For discontinued tile, we can sometimes relocate matching tile from an inconspicuous area and use new tile there.
Because the roof looks the same afterward, a lift-and-relay also helps in HOA communities that require the roof to keep its approved look.
How to know where your roof stands
Have the underlayment checked. If your tile roof is 20 or more years old, it is worth knowing whether the underlayment is near the end of its life, ideally before a leak damages the inside of the house. We inspect underlayment age and condition during every tile-roof estimate. See residential roof repair for the repairs we do.
Frequently Asked Questions
Why is my tile roof leaking when the tile looks fine?
The underlayment beneath the tile has most likely failed. The tile can last 50 years or more. The felt under it usually does not.
Will I need new tile?
Usually not. Only cracked or broken tiles are replaced. The rest are lifted and reset.
What is a lift-and-relay?
The existing tile is removed, the underlayment and flashing are replaced, and the same tile is laid back down.
Can you match my tile?
In most cases, yes. We match or closely blend replacement tile, and we assess matching at the inspection.
Who do I call?
Call or text photos to (725) 502-3114.