Does my the South Bay tile roof need new tile, or only new underlayment?

Why does the underlayment fail before the tile?

Clay and concrete tile can last 100-plus years per InterNACHI. The membrane beneath it doesn't, which is why leaks show up on roofs with intact tile. A recover over tile isn't allowed under CRC R908, so tile roofs are either relaid or replaced.

When does a lift-and-relay make sense?

• Most tiles are intact and not brittle
• Replacement tiles can be matched
• The leak is in the underlayment or flashing, not the tile

When should the tile be replaced?

• Many tiles are cracked, spalled or brittle when walked on
• The tile is discontinued and can't be matched
• You want a lighter roof, or the framing needs work

What does each option cost?

A relay or a replacement typically runs in the tens of thousands of dollars. The labor of removing and relaying tile can approach the cost of new material, so compare both in writing. For your actual price, request a free written estimate: a licensed roofer measures the roof and prices your exact scope.

What's different in the South Bay?

Tile is common on newer South Bay subdivisions and on Spanish- and Mediterranean-style homes across San Jose, Los Gatos and Saratoga. Many of those roofs date from the 1980s through the early 2000s, so the tiles are fine but the underlayment beneath them is near the end of its life. Climate zone 4 adds a wrinkle: if the job counts as a reroof over half the roof, the roofing product has to meet the steep-slope cool-roof rating unless an exception applies, so ask how relaid tile is treated for your project.

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