Concrete and clay tiles often last 40–50+ years, but the underlayment beneath them typically lasts about 20–25. Most tile roof leaks are underlayment failure. The usual fix is a lift-and-relay: remove the tiles, replace the underlayment and flashings, and relay the same tiles.
Why do tile roofs leak?
Because tile is a water-shedding layer, not a waterproof one. Wind-driven rain and condensation always get under tile. The underlayment carries that water down to the eaves. When it cracks or tears, water reaches the decking. (Source: Brava Roof Tile)
Valley heat is hard on it. Modesto averaged about 18 days a year at 100°F or hotter from 1991 to 2020, about 26 a year from 2016 to 2025, and 45 in 2024. (Source: NOAA station records) Under dark tile the felt dries, shrinks and splits, often first at valleys, around chimneys and along the bottom few feet of the roof.
What are the signs of failed underlayment?
- Water stains on ceilings near exterior walls or below valleys
- Leaks that appear only in heavy or wind-driven rain
- Brittle, black, flaking felt visible at the eaves or under a lifted tile
- Daylight or stains on the attic decking
- The home is over about 20 years old and the roof has never been re-felted
Lift-and-relay or full replacement?
| Lift-and-relay | Full tile replacement | |
|---|---|---|
| What changes | Underlayment, flashings, battens as needed | Everything, including tile |
| Look of the house | Unchanged | New tile; can change color or profile |
| When it fits | Tiles mostly sound, with limited breakage | Faded, porous or widely broken tile; discontinued profile |
| Cost driver | Labor plus breakage allowance | Labor plus new tile ($8.50–$20 per sq ft installed) |
Tile installation range: Fixr California (2025). Lift-and-relay pricing depends on tile profile and breakage and is quoted after inspection; we don't publish a single figure because no reliable public benchmark exists.
What does a lift-and-relay involve?
The crew strips one section at a time, stacks the tile on the roof, installs new underlayment and flashing, then relays the tile and replaces broken pieces with color-matched stock. Most homes take three to six working days, and the job needs a reroof permit and a final inspection.
Can I just replace the broken tiles?
Yes, if the underlayment is still sound. If it's past 20 years, replacing tiles alone fixes what you can see but not what's leaking. Ask for photos of the underlayment before you decide.
Book a tile roof inspection and we'll lift a few tiles at the problem areas and photograph what's underneath.
About the author
Dan Whitfield, Field Superintendent. Dan runs the installation crews and signs off every roof before final inspection. Twenty years on tile, shingle and low-slope commercial roofs.
Need help with this? See our tile roof repair & underlayment service.