Tile lasts. What is under it does not.
Barrel tile can sit on a Florida roof for decades and still look perfect from the street, while the underlayment beneath it, the layer actually keeping water out, has quietly reached the end of its life.
Knowing which one you need is most of the value.
These are four very different prices. A good inspection tells you which one you are actually looking at.
Tile repair
Cracked, slipped or missing tile. Common after a storm and hard to see from the ground.
Re-roof, tile relaid
Tile comes off, new underlayment and flashing go down, your existing tile goes back on.
Full tile replacement
When the tile itself is failing, or you want a different profile or colour.
Switch to metal
Terracotta metal reads as tile from the street, weighs far less and carries our 50-year warranty.
Flashing rework
Chimneys, walls and skylights. Where most tile roof leaks actually start.
Underlayment only
On a newer roof where the tile is sound and only the membrane has aged.
The tile is rarely the problem.
After 22 years on Florida tile, the pattern is consistent.
- Aged underlaymentThe waterproof layer under the tile has a much shorter life than the tile itself.
- Failed flashingAround chimneys, walls and skylights. The single most common entry point.
- Cracked or slipped tileStorm damage, or foot traffic from someone who walked it wrong.
- Blocked valleysDebris builds in the valley, water backs up and goes under the tile.
The tile is layer one of six.
Tile can look perfect for 40 years while the layer keeping water out has already failed. This is why.
- 01Barrel tileConcrete or clay. Tough, heavy, and usually the part still in good condition.
- 02Mortar or adhesive padsWhat holds each tile down. In high wind country this detail matters more than the tile does.
- 03BattensHorizontal timbers the tile sits on, holding it off the membrane so water can drain.
- 04Two-ply underlaymentThe actual waterproof layer. It ages far faster than the tile above it, and it is why roofs leak while the tile looks fine.
- 05Plywood deckWhere trapped moisture does its damage if the membrane has been failing quietly.
- 06TrussesCarrying a lot of weight. Tile is heavy, which is why some owners switch to metal in a tile colour.
A re-roof replaces layers two through four and relays your existing tile. It costs far less than a full replacement.
Straight answers before you call.
My tile looks fine but the roof leaks. Why?
Almost certainly the underlayment underneath. Tile outlives the waterproof layer beneath it.
What is a re-roof versus a replacement?
A re-roof lifts your existing tile, replaces underlayment and flashing, and relays the same tile. A replacement puts new tile on too. Re-roofing costs less when the tile is good.
Can you match my existing tile?
Often for repairs. Older profiles get discontinued, so we sometimes pull tile from a hidden slope to patch a visible one.
Is tile heavier than metal?
Considerably. If weight is a concern on an older structure, ask about metal in a tile colour.
Tile and metal roofs across Miami-Dade.
22 years of neighbors telling neighbors.
Read the reviews yourself, on whichever site you already trust.
Book your free roof inspection.
Pick a time that works. We come out, get on the roof, take photos, and give you a real number. No charge either way.
- The inspection and the estimate cost nothing.
- 22 years, licensed CCC1328234, fully insured.
- Financing available, including PACE on home equity.