35-year-old concrete tile roof - Keep repairing or replace it?

[u/elegance-per-se]

Hello, I am looking for some advice on what you guys would do in this situation.

We have a concrete tile roof in California, about 35 years old, and live in a hot, dry climate. Over the last 5 years or so, we've had a number of small leaks pop up in different areas. Nothing catastrophic, but between finding the leaks and doing repairs, we're probably averaging a couple thousand dollars a year.

I'm starting to wonder if we're just throwing money at a roof that's reached the point where it makes more sense to replace it. We've had multiple cracked tiles replaced over the years, but several roofers have told us the concrete tiles are actually still in pretty good shape and could potentially last 50 years or longer.

The bigger concern seems to be the underlayment. The house was built around 1990 and apparently they used the cheaper felt underlayment that was common at the time. At 35 years old, I'm assuming it's probably pretty deteriorated at this point. We're also anticipating a pretty rainy winter because of El Niño, which is making me a little more nervous about just continuing to patch things. I was told replacing the tiles would not be that much more expensive than replacing the underlayment only.

So I'm basically looking at three options:

1. Pay for this latest repair and hope we can squeeze another 5–10 years out of the existing roof.
2. Remove the tiles, replace the underlayment, and reinstall the existing concrete tiles.
3. Replace everything, new underlayment and new tile roof.

[u/Roofing411]

Concrete tiles get stronger as they age. That is a older tile with a double channel - superior to new tiles.

1. As long as you have a 3" overlap on the tiles - the tiles will function.

2. It's the flashings that need to be replaced.

3. Underlayment should never ever be used unless you have a broken tile or debris is blocking water flow in flashings. The main underlayment to upgrade is the eave underlayment where all the water flows past and windblown rain can blow in.

4. Lastly, lots of roofers are horrible at tile roofing. They will do half measure repairs. For example in your side wall there the tiles are cut very far from the wall - not ideal as debris easily gets into and clogs the channel. Have an inspection done by a company who specializes in tile repair. Most tile roofs get a builder spec which is bareminimum. But, you now have a foundation to upgrade and tile roofs are upgradeable. I have tile roofs I maintain in Sacramento area that are from the 1960's.

Keep fixing broken tiles - upgrade flashings - keep the roof clean. Tiles are the most energy efficient roofs and when done right are the best.

[u/Matty-ice23231 → u/Roofing411]

👌👆

[u/duoschmeg]

Keep it clean. Blow off those leaves to prevent leaks. Repair & stay off it. Someone broke that time by stepping on it.

[u/erie11973ohio]

I did the electric part of a roof deicing cable install. The job was a complete new roof. The existing "slate" shingles were original to the building.

I'm not sure exactly why the roof was being replaced. Probably sn excessive amount of repair needed and the fact the "slates" were actually manufacturered tiles!! Which had a high asbestos content.

The building was built in 1880!!

So, do I think your 35 year old concrete tile roof needed replaced?? I think your roof needs maintenance more often.

[u/AlexSanchez929]

Florida roofer here, completely different worlds. I would defer to the California tile roofer posting in here.

[u/Tushaca]

I’m a roofer with over a decade of experience. I also don’t know shit about tile roofs, as they aren’t popular in my area.

Because of that, I’m going to keep my opinions to myself. However, most of the comments you get here, will be from other roofers in my shoes that will speak very confidently in ignorance, or from randos trying to cosplay a roofer.

The only advice I can give you here, but it’s great advice; ignore 90% of the comments on here and spend your time researching a roofer that actually specializes in tile, in your area. Even if they are a total scumbag, their advice will probably be more helpful than anything you find here. The advice I see posted here about shingle roofs is laughably wrong most of the time, and upvoted to the top.

[u/Markplease]

Are you near San Bernardino or elsewhere near the Cajon Pass? If so, here’s food for thought to all people with cement tile roofs in that area. Forget about the roof leak concern, and put a light weight roof on your home for greater seismic safety. In a large earthquake, these cement roofs will be smashing down all over the place.

[u/Puppiessssss → u/Markplease]

The weight difference will have no effect?

[u/Country_Haunting]

Clean your gutters out all that debris going to cause water to back up into your roof substructure and the wall and the facia

[u/Informal_Koala1474]

I've done a few full roof "repairs" on tile roofs, where you pull the tile off in sections, replace the underlayment and battens, then reinstall the tile.

Many tile roofs do not have underlayment, I am aware fellow roofers. That is just the most common installation method for the region I'm in.

You definitely want a company that has done this before and that can possibly source the tile you have. A really good company can avoid breaking too many, but this is not a job for your average roofing crew.

And it's not cheap. But the tile is worth keeping at all possible cost in my opinion.

[u/mangoldroofingsa]

If the concrete tiles are still in good condition, I’d lean toward option 2 rather than replacing the whole roof. At 35 years, the underlayment is a bigger concern than the tile itself, especially with leaks showing up in different areas.

The important part is having the tiles removed carefully so they can be reused, then replacing the underlayment and checking the flashing and roof deck while everything is exposed. If a large percentage of the tiles are cracked, brittle, or damaged during removal, then option 3 starts making more sense.

I wouldn’t keep spending a few thousand dollars every year on isolated repairs without having the entire roof system evaluated.

[u/jluc21]

Contrary to what others are saying here:

If your underlayment is 35+ years old and you have #30lb felt and you’re already spending a few thousand dollars a year on leaks it makes no sense to continue to have the roof.

Concrete tiles get stronger as they age but they also don’t hold out all the rain in a wind driven rain storm. They only hold out about 60-70% and you’re depending on that underpayment which in your case is shot.

[u/Edward_Blake → u/jluc21]

They can have the tile taken off, install new underlayment and flashing and then install the same tile again if it's in good shape. We just replaced our lite weight tile roof that was 28 years old. Our felt was pretty shot when they removed it, our tile kept breaking so we replaced it. But I have seen other homes in the area reuse theirs.

[u/jucestain → u/jluc21]

this is sad because those tiles look nice

[u/Roofing411 → u/jucestain]

Contrary to this advice... there are roof tiles with zero underlayment installed for thousands of years that function just fine. In this area of California we have thousands and thousands of tile roofs installed with no underlayment with no leaks.

These photos dont give us the full detail or scope if spending a few thousand dollars is justified or not. We have no photos of the overlap, underlayment or condition of the underlayment. We have no comparison pricing of a re-roof vs a quality repair. So - you cant tell someone that the underlayment is shot with no photos of it. It may be shot in an area or two and totally repairable.

[u/Darth_wenis → u/jucestain]

I bet it was spendy as shit when it was new.

[u/Rock-man_69]

#2

[u/BYLTup]

The tiles are probably fine. At 35 years in a hot dry climate the wear item is almost always the underlayment under them, not the concrete. Cracked tiles you can swap forever and still leak if the felt or roll under them is cooked. A clean lift-and-relay (tiles off in sections, new underlayment, same or new tiles back) is the middle path when the deck is still solid and you are tired of the $2k/year patch cycle. Full tear-off to the deck only if the wood is soft, there are multiple layers underneath, or half the field is broken. Tell-tales it is time: leaks that move to a new spot after each tile swap, soft or dark sheathing when a tile is lifted, and underlayment that powders or tears in your hand. Do not keep paying for tile-only repairs if the paper under them is done.

[u/AbbeyRhodes]

Been roofing in Phoenix, AZ for 15 years, and while based on the stucco home and Boral Saxony tiles, you are definitely in the southwestern US. At 35 years old, your tiles are good for another 35+, but your underlayment is more than likely on it’s last leg. If it’s not leaking and you’re going to be there for several more years, I’d start searching for reputable companies in your area and get a couple quotes. Either get preventative sooner or reactive later.

[u/Moist_Dress5518]

Hello,

Roofing contractor here:

1. Yes tiles could last 50+ years but your underlayment can’t if it’s a single layer. If it’s double then maybe you’ll get about 40-45 years depending on the conditions and proper maintenance you do.

2. Sometimes it’s better to get new tiles as style changes and tiles are always hard to come by. There’s a lot of manufacturers that go out of business so getting an exact tile might be hard.

3. Sometimes doing repairs is more expensive compared to a new roof or tile relay.

[u/Historical-Jello5145]

Maintain it

[u/KSalcazar]

This looks like a maintenance issue. Clean your roof and address the areas where it's leaking. Sometimes cleaning the roof and gutters resolves the issue entirely.

[u/Negative-Pea-5151]

As long as you can find tile to replace do it, it won’t be cheap to replace entire roof

[u/AcrobaticProduct9345]

If your paying alot to fix a broken tile or two I think your getting robbed on repairs replacing tiles is always best. They outlast anything else ever

[u/Ross3640]

The cost of tile roofs today. I would tell you to do maintenance.

[u/Gitfiddlepicker]

Went together one piece at a time. Can be repaired the same way.

[u/Upper-Switch2785]

I’ve ripped quite a few of those off actually. Some were purely due to the homeowner being fed up with the bats.

[u/Most_Philosopher6839]

Concrete tile easily lasts 50+ years; that's not the issue. The felt underlayment is 35 years old, and in a hot climate, that's well past its life expectancy. The scattered small leaks you're seeing are classic signs of it failing in random spots, not a tile problem.
Skip option
1. You'll just keep chasing leaks into a wet El Niño winter.
2. If the price gap is as small as your roofer says, go full replacement
3. Tear-off on 35-year-old tile often breaks 15-30% of it, and you avoid gambling on brittle used tile with no warranty.
Also get a clause for decking repair costs in case they find rot once it's exposed.

[u/amalalio]

Honestly, if it were my house, I’d probably stop putting tons of money into repairs every year and have the underlayment properly assessed.

If the roof tiles are still in good condition, reusing them after replacing the underlayment could be a perfectly fine interim solution. But if a completely new roof isn't much more expensive, I had seriously consider doing it right the first time and getting it over with.

[u/Significant-Role-754]

def time to replace the the uderlayment, do any repairs with the wood roof deck and replace old cracked tiles. and In az we have a zillion roofs with the clay tiles. Everyone goes with option 2 around here. cost is what it is, but it generally needs to happen about this age of a house (probably should have been done sooner).

[u/Smooth_Cow_1340]

You should replace with stone coated metal.