Concrete & clay tile · East Contra Costa
Tile Roof Repair in Brentwood, CA
Tile roofs rarely fail because of the tiles. Here's why older tile roofs leak, the difference between replacing tiles and replacing the underlayment, and what each typically costs.
Why tile roofs leak
On a concrete or clay tile roof, the tiles shed most of the water, but the waterproof layer is the underlayment (felt or synthetic) beneath them. The tiles can last a very long time: InterNACHI lists clay and concrete tile at 100+ years (InterNACHI). The underlayment doesn't. A roofing consultant's analysis puts standard underlayment's useful life at about 25 years, and shorter in hot, dry climates (AWS Consultants). Brentwood's long, hot summers (Weather Spark) are exactly the conditions that dry it out.
So a tile roof that's 20–30 years old can leak in several places while every tile still looks intact.
Common tile roof problems
- Cracked or broken tiles from foot traffic, falling branches or impact.
- Slipped tiles when fasteners or battens fail.
- Brittle or torn underlayment, especially near eaves, valleys and penetrations.
- Flashing failures at walls, chimneys, skylights and valleys.
- Debris-clogged valleys that push water sideways under the tiles.
- Damage around solar mounts where tiles were cut, cracked or poorly flashed.
Your three options
1. Spot repair
Replace broken tiles and patch underlayment or flashing in one area. Right for isolated damage on a roof whose underlayment is otherwise in good shape. HomeGuide lists tile repairs at $500–$2,500 (HomeGuide). Matching older or discontinued tile profiles can take some searching; roofers often keep salvaged tiles.
2. Lift and relay (re-felt)
The roofer removes the tiles, replaces the underlayment (and battens or flashing as needed), then re-lays the original tiles, replacing the ones that break. Fixr puts the labor at $2.75–$3.50 per square foot, about $6,000–$10,000 for a 2,000 sq ft tile roof assuming roughly 10% tile breakage (Fixr). HomeGuide gives a wider $0.75–$4.00 per square foot (HomeGuide).
3. Full replacement
New tile (or a lighter material) over new underlayment. Concrete tile runs about $7–$19 per square foot installed (This Old House). Worth considering when tiles are failing broadly, the structure needs work, or you want a different material. Roof replacement guide.
Rules to know. A lift and relay is re-roofing work: Contra Costa County, for example, requires a permit for re-roof installations and repairs (Contra Costa County). Heavy roofs such as most concrete tile are generally exempt from Title 24's cool-roof reflectance requirement (Energy Code Ace). Confirm details with your contractor and building department.
Questions to ask a tile roofer
- What condition is the underlayment in, and can you show me photos?
- Spot repair or lift and relay, and why?
- What underlayment will you install, and how many layers?
- How will you handle broken tiles and matching?
- Are battens and flashing being replaced or reused?
- Who handles solar panel removal and reinstallation?
Tile roof questions
Can tile roofs be repaired?
Yes. Individual cracked or slipped tiles can be replaced, and worn underlayment can be replaced by lifting the existing tiles, installing new underlayment and battens as needed, and re-laying the tiles. Full replacement is only needed when the tiles themselves are failing or the structure needs work.
What is the average lifespan of a tile roof in California?
The tiles and the underlayment have very different lifespans. InterNACHI lists clay and concrete tile at 100+ years, while a roofing consultant's analysis puts standard underlayment at roughly 25 years, shorter in hot climates. That gap is why many 20- to 30-year-old tile roofs leak even though the tiles look fine.
How much does it cost to reroof a tile roof?
If the tiles can be reused, a lift-and-relay with new underlayment is usually the lower-cost route: Fixr puts the labor at $2.75–$3.50 per square foot, or about $6,000–$10,000 for a 2,000 sq ft roof. A full new concrete tile roof runs about $7–$19 per square foot installed according to This Old House.
Can I walk on my tile roof?
It's best not to. Concrete and clay tiles crack under foot unless you know where to step. Broken tiles from solar installs, painters or satellite work are a common cause of leaks.
East Contra Costa communities we cover
Requests come from homeowners across the eastern end of Contra Costa County, along Highway 4 and the Delta.
Request a tile roof estimate
Tell us what's going on with your roof. We pass your request to an independent local roofing contractor serving East Contra Costa, who contacts you to inspect and quote. There's no cost to send a request.
- Takes about a minute
- No obligation to hire
- Ask for a written, itemized estimate